Updated Quadplex with New
For Sale
$900,000
4809 S 252nd Pl, Kent, WA 98032
Four-unit income property with refreshed building systems and modernized interior finishes.
Property Size2,760 SF
Price / SF$326.09
Days on Market29
Property Features for 4809 S 252nd Pl
General Information
Standard status
Active
Size
2,760 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Building Details
Year Built
1963
Listing Agency:
Kidder Mathews
(360) 705-2800
Listed By:
David A. Kelley
Source:
Livnserverealestate
Added: Aug 2
Changed: Aug 28
Last Checked: Aug 29 at 12:20PM
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 Kidder Mathews
Investment Insights
Based on property information with market context.
This four-unit residential income property contains 2,760 square feet and was built in 1963. Recent capital work includes a replacement roof, updated building systems, and modernized interior finishes. The layouts are described as efficient, supporting the property’s four-unit configuration.
The property is located at 4809 S 252nd Pl in Kent, Washington. It is being offered individually, with a joint-sale option alongside the adjacent fourplex currently being marketed. Marketing, rent roll, and Form 17 materials are available through the document room.
The property is located at 4809 S 252nd Pl in Kent, Washington. It is being offered individually, with a joint-sale option alongside the adjacent fourplex currently being marketed. Marketing, rent roll, and Form 17 materials are available through the document room.
Key Highlights
- Four‑unit quadplex with 2,760 square feet
- Recent capital improvements to building systems
- New roof installed
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
$51,791
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
5.75%
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%
$1,035,820
$1.0M
Cap Rate 7%
$739,871
$739.9K
Cap Rate 9%
$575,456
$575.5K
Market Conditions
NOI Build-Up for 2,760 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
$77.8K $28.20/SF
− Vacancy
−$3.8K −$1.39/SF
EGI
$74.0K $26.81/SF
− OpEx
−$22.2K −$8.04/SF
NOI
$51.8K $18.76/SF
Area
Kent, WA
Vacancy
4.94%
Lease Rate
$28.20 /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%
$1,035,820
Cap Rate 7%
$739,871
Cap Rate 9%
$575,456
Alternative Uses
Best Use
Multifamily LT 5
$739.9K
$647.4K – $863.2K
NOI $51,791 @ 7.0% cap · market cap 5.75%
Second Best
Apartment 5plus
$683.3K
$597.9K – $797.2K
NOI $47,834 @ 7.0% cap · market cap 5.31%
Theoretical Best
Office A
$1.03M
$905.0K – $1.21M
NOI $72,401 @ 7.0% cap · market cap 8.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
165
Businesses Nearby
Explore this area
Business Placement
Demographics for 98032, WA
38,744
Population
15,639
Households
2.5
Avg Household Size
35
Median Age
28%
College-Educated
84%
High-School Grad
17.0 sq mi
ZIP Area
2,279
Density / Sq Mi
$77,413
Median Household Income
$46,105
Median Earnings
$1,782
Median Rent
$473,000
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit income property with refreshed building systems and modernized interior finishes.
Where is this quadplex located?
The property is located at 4809 S 252nd Pl Kent, WA.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Four‑unit quadplex with 2,760 square feet; Recent capital improvements to building systems; New roof installed
