Woodinville Land with Warehouse
For Sale
$8,500,000
Pending
13930 190th St, Woodinville, WA 98072
4.49 acres of general business zoned land for sale.
Property Size55,000 SF
Lot Size4.49 Acres
Days on Market151
Property Features for 13930 190th St
General Information
Standard status
Pending
Size
55,000 SF
Lot size
4.49 Acres
Property subtype
Commercial
Building Details
Year Built
1985
Listing Agency:
KIDDER MATHEWS
(425) 450-1159
Listed By:
JAMES LEPTICH · License #116268
Source:
Corcoran
Added: Apr 1
Changed: Aug 8
Last Checked: Jul 23 at 9:34AM
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 property features 4.49 acres of general business zoned land in Woodinville, Washington. The site is currently configured for four tenants, with three tenants occupying dedicated warehouse facilities. Approximately 55,000 square feet is available. The property consists of two parcels: 0326059062 and 0326059116.
Key Highlights
- 4.49 acres of general business zoned land
- Located in Woodinville
- Configured as a 4‑tenant site with 3 currently occupying tenants
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
$671,685
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
7.90%
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%
$13,433,700
$13.4M
Cap Rate 7%
$9,595,500
$9.6M
Cap Rate 9%
$7,463,167
$7.5M
Market Conditions
NOI Build-Up for 55,000 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
$858.0K $15.60/SF
− Vacancy
−$67.8K −$1.23/SF
EGI
$790.2K $14.37/SF
− OpEx
−$118.5K −$2.16/SF
NOI
$671.7K $12.21/SF
Area
King County, WA
Vacancy
7.90%
Lease Rate
$15.60 /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%
$13,433,700
Cap Rate 7%
$9,595,500
Cap Rate 9%
$7,463,167
Alternative Uses
Best Use
Warehouse
$9.60M
$8.40M – $11.19M
NOI $671,685 @ 7.0% cap · market cap 7.90%
Second Best
Industrial
$7.90M
$6.91M – $9.22M
NOI $553,153 @ 7.0% cap · market cap 6.51%
Theoretical Best
Office A
$22.03M
$19.28M – $25.70M
NOI $1,542,024 @ 7.0% cap · market cap 18.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
830
Businesses Nearby
Explore this area
Business Placement
Demographics for 98072, WA
24,939
Population
9,897
Households
2.5
Avg Household Size
41
Median Age
68%
College-Educated
98%
High-School Grad
18.0 sq mi
ZIP Area
1,386
Density / Sq Mi
$174,599
Median Household Income
$90,036
Median Earnings
$2,334
Median Rent
$1,067,000
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?
Commercial land - 4.49 acres of general business zoned land for sale.
Where is this commercial land located?
The property is located at 13930 190th St Woodinville, WA.
What is the asking price?
The asking price for this property is $8,500,000.
What are key features of this property?
This property features: 4.49 acres of general business zoned land; Located in Woodinville; Configured as a 4‑tenant site with 3 currently occupying tenants
