Updated Four-Unit Apartment
For Sale
$900,000
4811 S 252nd Pl, Kent, WA 98032
Recent upgrades include building systems, roofing, and interior finishes.
Property Size2,980 SF
Price / SF$302.01
Days on Market27
Property Features for 4811 S 252nd Pl
General Information
Standard status
Active
Size
2,980 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
4
Building Details
Year Built
1963
Buildings
1
Listing Agency:
Kidder Mathews
(360) 705-2800
Listed By:
David A. Kelley
Source:
Robb4realestate
Added: Aug 4
Changed: Aug 29
Last Checked: Aug 25 at 5:23AM
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 multifamily property contains 2,980 square feet and was built in 1963. Recent work has addressed key building systems, replaced the roof, and refreshed interior finishes. The units feature efficient layouts suited to the property’s apartment configuration.
Located at 4811 S 252nd Pl in Kent, Washington, the property is offered for individual acquisition or as part of a joint purchase with the adjacent fourplex currently being marketed. Marketing, rent roll, and Form 17 materials are available through the document room.
Located at 4811 S 252nd Pl in Kent, Washington, the property is offered for individual acquisition or as part of a joint purchase with the adjacent fourplex currently being marketed. Marketing, rent roll, and Form 17 materials are available through the document room.
Key Highlights
- Four‑unit multifamily property
- 2,980 square feet of property size
- Built in 1963
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
$55,919
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
6.21%
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%
$1,118,380
$1.1M
Cap Rate 7%
$798,843
$798.8K
Cap Rate 9%
$621,322
$621.3K
Market Conditions
NOI Build-Up for 2,980 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
$84.0K $28.20/SF
− Vacancy
−$4.2K −$1.39/SF
EGI
$79.9K $26.81/SF
− OpEx
−$24.0K −$8.04/SF
NOI
$55.9K $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%
$1,118,380
Cap Rate 7%
$798,843
Cap Rate 9%
$621,322
Alternative Uses
Best Use
Multifamily LT 5
$798.8K
$699.0K – $932.0K
NOI $55,919 @ 7.0% cap · market cap 6.21%
Second Best
Apartment 5plus
$737.8K
$645.6K – $860.8K
NOI $51,647 @ 7.0% cap · market cap 5.74%
Theoretical Best
Office A
$1.12M
$977.2K – $1.30M
NOI $78,173 @ 7.0% cap · market cap 8.69%
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Recent upgrades include building systems, roofing, and interior finishes.
Where is this quadplex located?
The property is located at 4811 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 multifamily property; 2,980 square feet of property size; Built in 1963
