Historic Corner Lot
For Sale
$365,000
1202 Sinto, Spokane, WA 99201
1890s Cape Cod-style duplex with two separate units, including two beds and one bath on the lower level.
Property Size1,748 SF
Lot Size0.14 Acres
Price / SF$208.81
Days on Market49
Property Features for 1202 Sinto
General Information
Standard status
Active
Size
1,748 SF
Lot size
0.14 Acres
Property subtype
Multi Family Home
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,240
Amenities
Garage: None
Garage Spaces: 0
Style: Craftsman
Craftsman
Building Details
Year Built
1896
Stories
2
Construction
Cape Cod
Tenancy
Multi
Listing Agency:
Source Real Estate
(828) 505-7161
Listed By:
David Reynolds · License #27874
Source:
Clearwaterproperties
Added: Jul 4
Changed: Aug 21
Last Checked: Aug 21 at 8:15AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Source Real Estate
Investment Insights
Based on property information with market context.
Step into an 1890s Cape Cod-style duplex set on a .14-acre corner lot at 1202 W Sinto Ave in Spokane, WA 99201. The property is configured as two separate living units, with a spacious main living and dining area plus two bedrooms and one bath on the lower level. The upper unit features a one-bedroom layout with a bath, offering flexibility for a range of residential income or occupancy setups.
The duplex is positioned for convenient access to shopping in Kendall Yards, Gonzaga University, and downtown Spokane. Local favorites noted nearby include Indaba Coffee, REI, Made with Love Bakery, and antique shops. The Sinto Senior Center is located two doors down and hosts daily activities and food for the community.
With both lower and upper unit living spaces already in place, the duplex presents a straightforward residential income property with an established two-unit arrangement on a corner lot.
The duplex is positioned for convenient access to shopping in Kendall Yards, Gonzaga University, and downtown Spokane. Local favorites noted nearby include Indaba Coffee, REI, Made with Love Bakery, and antique shops. The Sinto Senior Center is located two doors down and hosts daily activities and food for the community.
With both lower and upper unit living spaces already in place, the duplex presents a straightforward residential income property with an established two-unit arrangement on a corner lot.
Key Highlights
- 1896 Cape Cod‑style duplex on a .14‑acre corner lot
- 2 separate units: lower unit has 2 bedrooms and 1 bath
- Upper unit offers 1 bedroom and 1 bath
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$19,996
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.48%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$399,920
$399.9K
Cap Rate 7%
$285,657
$285.7K
Cap Rate 9%
$222,178
$222.2K
Market Conditions
NOI Build-Up for 1,748 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$30.4K $17.40/SF
− Vacancy
−$1.8K −$1.06/SF
EGI
$28.6K $16.34/SF
− OpEx
−$8.6K −$4.90/SF
NOI
$20.0K $11.44/SF
Area
Spokane, WA
Vacancy
6.08%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$399,920
Cap Rate 7%
$285,657
Cap Rate 9%
$222,178
Alternative Uses
Best Use
Multifamily LT 5
$285.7K
$250.0K – $333.3K
NOI $19,996 @ 7.0% cap · market cap 5.48%
Second Best
Apartment 5plus
$248.4K
$217.3K – $289.8K
NOI $17,385 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$451.0K
$394.6K – $526.2K
NOI $31,569 @ 7.0% cap · market cap 8.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,710
Businesses Nearby
Explore this area
Business Placement
Demographics for 99201, WA
15,716
Population
8,842
Households
1.8
Avg Household Size
39
Median Age
34%
College-Educated
91%
High-School Grad
3.0 sq mi
ZIP Area
5,239
Density / Sq Mi
$35,286
Median Household Income
$36,599
Median Earnings
$883
Median Rent
$259,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - 1890s Cape Cod-style duplex with two separate units, including two beds and one bath on the lower level.
Where is this duplex located?
The property is located at 1202 Sinto Spokane, WA.
What is the asking price?
The asking price for this property is $365,000.
What are key features of this property?
This property features: 1896 Cape Cod‑style duplex on a .14‑acre corner lot; 2 separate units: lower unit has 2 bedrooms and 1 bath; Upper unit offers 1 bedroom and 1 bath
