Duplex Townhome with Attached
For Sale
$574,900
1418 Mamook Ct NE, Olympia, WA 98516
Two-unit townhome property with private outdoor space, an attached garage, and additional driveway parking.
Property Size2,280 SF
Price / SF$252.15
Days on Market21
Property Features for 1418 Mamook Ct NE
General Information
Standard status
Active
Size
2,280 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Amenities
wood fireplace
private patio/yard
Building Details
Year Built
1983
Buildings
1
Listing Agency:
Hayden Outdoors LLC
(360) 753-8000
Listed By:
Paul W Valentine · License #16858
Source:
Chehalisvalleyrealty
Added: Aug 9
Changed: Aug 28
Last Checked: Aug 29 at 12:21PM
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 Hayden Outdoors LLC
Investment Insights
Based on property information with market context.
This duplex townhome property offers 2,280 square feet of living area with an open arrangement connecting the living and dining spaces. The kitchen includes substantial cabinet and counter space, while large windows bring natural light into the interior. Bedrooms provide separate private areas, and the living room includes a wood-burning fireplace. A private patio and yard create additional outdoor space, with an attached garage and driveway parking supporting daily convenience.
Built in 1983, the property sits on a quiet cul-de-sac in northeast Olympia. Shopping, dining, parks, and major commuter routes are nearby, with access to I-5 and amenities in Lacey and Tacoma. The layout and two-unit configuration support either owner occupancy or rental use.
Built in 1983, the property sits on a quiet cul-de-sac in northeast Olympia. Shopping, dining, parks, and major commuter routes are nearby, with access to I-5 and amenities in Lacey and Tacoma. The layout and two-unit configuration support either owner occupancy or rental use.
Key Highlights
- Duplex townhome configuration with 2,280 square feet
- Built in 1983
- Open living and dining arrangement with large windows
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
$31,012
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
5.39%
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%
$620,240
$620.2K
Cap Rate 7%
$443,029
$443.0K
Cap Rate 9%
$344,578
$344.6K
Market Conditions
NOI Build-Up for 2,280 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
$46.5K $20.40/SF
− Vacancy
−$2.2K −$0.97/SF
EGI
$44.3K $19.43/SF
− OpEx
−$13.3K −$5.83/SF
NOI
$31.0K $13.60/SF
Area
Thurston County, WA
Vacancy
4.75%
Lease Rate
$20.40 /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%
$620,240
Cap Rate 7%
$443,029
Cap Rate 9%
$344,578
Alternative Uses
Best Use
Multifamily LT 5
$443.0K
$387.7K – $516.9K
NOI $31,012 @ 7.0% cap · market cap 5.39%
Second Best
Apartment 5plus
$408.4K
$357.4K – $476.5K
NOI $28,591 @ 7.0% cap · market cap 4.97%
Theoretical Best
Office A
$667.6K
$584.1K – $778.9K
NOI $46,731 @ 7.0% cap · market cap 8.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
357
Businesses Nearby
Explore this area
Business Placement
Demographics for 98516, WA
29,443
Population
11,600
Households
2.5
Avg Household Size
38
Median Age
37%
College-Educated
94%
High-School Grad
28.8 sq mi
ZIP Area
1,022
Density / Sq Mi
$92,191
Median Household Income
$52,188
Median Earnings
$1,948
Median Rent
$528,000
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?
Duplex - Two-unit townhome property with private outdoor space, an attached garage, and additional driveway parking.
Where is this duplex located?
The property is located at 1418 Mamook Ct NE Olympia, WA.
What is the asking price?
The asking price for this property is $574,900.
What are key features of this property?
This property features: Duplex townhome configuration with 2,280 square feet; Built in 1983; Open living and dining arrangement with large windows
