Self-Storage Facility with RV
New
For Sale
Contact for pricing
13411 E 32nd Ave, Spokane Valley, WA 99216
The property combines drive-up storage, RV parking, retail tenancy, and cell tower income.
Property Size115,817 SF
Lot Size6.45 Acres
Price / SF$90.66
Days on Market5
Property Features for 13411 E 32nd Ave
General Information
Standard status
Active
Size
115,817 SF
Lot size
6.45 Acres
Property subtype
Mixed Use, Self Storage
Occupancy
91%
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Self-Storage Units
468
Building Details
Construction
wood + steel framing
Listing Agency:
American RE Associates, Inc.
Listed By:
Ryan Layton · License #WA 27102
Source:
Crexi
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 26 at 5:53AM
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 American RE Associates, Inc.
Investment Insights
Based on property information with market context.
The self-storage property contains approximately 115,817 RSF across 533 income-producing units, including 468 drive-up storage units and 65 RV parking spaces. Unit sizes range from 5x5 to 12x40; RV spaces range from 12x25 to 12x70. Wood and steel framing is used in the facility. The site also includes 3 retail tenants and a Verizon cell tower, with physical occupancy at 91%.
At 13411 E 32nd Ave in Spokane Valley, the property occupies approximately 6.45 acres at the signalized intersection of E 32nd Ave and Hwy 27. The location includes frontage on these routes. The property’s income sources include storage, RV parking, retail tenancy, and the cell tower.
At 13411 E 32nd Ave in Spokane Valley, the property occupies approximately 6.45 acres at the signalized intersection of E 32nd Ave and Hwy 27. The location includes frontage on these routes. The property’s income sources include storage, RV parking, retail tenancy, and the cell tower.
Key Highlights
- Approximately 115,817 RSF on approximately 6.45 acres
- 533 income‑producing units: 468 drive‑up storage units and 65 RV parking spaces
- Physical occupancy is 91%
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
$756,550
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
7.21%
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%
$15,131,000
$15.1M
Cap Rate 7%
$10,807,857
$10.8M
Cap Rate 9%
$8,406,111
$8.4M
Market Conditions
NOI Build-Up for 115,817 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
$986.8K $8.52/SF
− Vacancy
−$96.7K −$0.83/SF
EGI
$890.1K $7.69/SF
− OpEx
−$133.5K −$1.15/SF
NOI
$756.5K $6.53/SF
Area
Spokane Valley, WA
Vacancy
9.80%
Lease Rate
$8.52 /SF/Yr
Expense Ratio
15.00%
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%
$15,131,000
Cap Rate 7%
$10,807,857
Cap Rate 9%
$8,406,111
Alternative Uses
Best Use
Self Storage
$19.39M
$16.96M – $22.62M
NOI $1,357,144 @ 7.0% cap · market cap 12.93%
Second Best
Mixed Use
$18.07M
$15.81M – $21.08M
NOI $1,264,722 @ 7.0% cap · market cap 12.04%
Theoretical Best
Office A
$25.16M
$22.01M – $29.35M
NOI $1,761,160 @ 7.0% cap · market cap 16.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
91%
Occupancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
150
Businesses Nearby
Explore this area
Business Placement
Demographics for 99216, WA
28,379
Population
12,703
Households
2.2
Avg Household Size
37
Median Age
22%
College-Educated
95%
High-School Grad
14.2 sq mi
ZIP Area
1,999
Density / Sq Mi
$69,958
Median Household Income
$40,652
Median Earnings
$1,307
Median Rent
$336,700
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - The property combines drive-up storage, RV parking, retail tenancy, and cell tower income.
Where is this self storage facility located?
The property is located at 13411 E 32nd Ave Spokane Valley, WA.
What is the asking price?
The asking price for this property is $10,500,000.
What are key features of this property?
This property features: Approximately 115,817 RSF on approximately 6.45 acres; 533 income‑producing units: 468 drive‑up storage units and 65 RV parking spaces; Physical occupancy is 91%
