Mixed-Use Restaurant and
For Sale
Contact for pricing
1421 Pioneer Hwy, Silvana, WA 98292
Restaurant with a fully equipped kitchen and a furnished 1-bedroom apartment above the café.
Property Size4,095 SF
Price / SF$402.93
Days on Market419
Property Features for 1421 Pioneer Hwy
General Information
Standard status
Active
Size
4,095 SF
Property subtype
RETAIL
Additional Details
Furnished
Yes
Business Included
Yes
Commercial Hood
Yes
Listing Agency:
Keller Williams Greater Seattle
(206) 632-2636
Listed By:
Jeff Norris
(360) 420-5937
Source:
Moodyscre
Added: Jul 25, 2025
Changed: Sep 8
Last Checked: Sep 15 at 6:11AM
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 Keller Williams Greater Seattle
Investment Insights
Based on property information with market context.
This mixed-use property includes a restaurant space with a fully equipped kitchen, featuring a custom CaptiveAire Type I hood (all listed equipment conveys). The building also has a furnished 1-bedroom apartment above the café, with a den that can serve as a nonconforming second bedroom option. The interior is described as immaculate and the exterior as well-kept.
Located at 1421 Pioneer Hwy in Silvana, WA 98292, the property is presented as a long-running local restaurant and landmark known as Willow & Jim’s Country Café. The remarks indicate the offering is turn-key, with the kitchen and equipment included.
The outdoor space is set up for downtime, with a firepit in the backlot. Whether continuing the café tradition or adjusting the concept, this layout supports combining restaurant operations with on-site living.
Located at 1421 Pioneer Hwy in Silvana, WA 98292, the property is presented as a long-running local restaurant and landmark known as Willow & Jim’s Country Café. The remarks indicate the offering is turn-key, with the kitchen and equipment included.
The outdoor space is set up for downtime, with a firepit in the backlot. Whether continuing the café tradition or adjusting the concept, this layout supports combining restaurant operations with on-site living.
Key Highlights
- Restaurant business and building with a fully equipped, top‑tier kitchen (all equipment conveys).
- Custom CaptiveAire Type I hood included with the kitchen equipment package.
- Furnished 1‑bedroom apartment above the café, with an optional den or nonconforming 2nd bedroom.
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
$72,938
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
4.42%
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%
$1,458,760
$1.5M
Cap Rate 7%
$1,041,971
$1.0M
Cap Rate 9%
$810,422
$810.4K
Market Conditions
NOI Build-Up for 4,095 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
$112.0K $27.36/SF
− Vacancy
−$14.8K −$3.61/SF
EGI
$97.3K $23.75/SF
− OpEx
−$24.3K −$5.94/SF
NOI
$72.9K $17.81/SF
Area
Snohomish County, WA
Vacancy
13.20%
Lease Rate
$27.36 /SF/Yr
Expense Ratio
25.00%
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%
$1,458,760
Cap Rate 7%
$1,041,971
Cap Rate 9%
$810,422
Alternative Uses
Best Use
Office B
$1.04M
$911.7K – $1.22M
NOI $72,938 @ 7.0% cap · market cap 4.42%
Second Best
Specialty Retail
$910.5K
$796.7K – $1.06M
NOI $63,735 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$1.14M
$999.3K – $1.33M
NOI $79,942 @ 7.0% cap · market cap 4.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 98292, WA
24,098
Population
10,110
Households
2.4
Avg Household Size
44
Median Age
25%
College-Educated
95%
High-School Grad
76.8 sq mi
ZIP Area
314
Density / Sq Mi
$101,161
Median Household Income
$58,585
Median Earnings
$1,691
Median Rent
$610,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office 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?
Conventional restaurant - Restaurant with a fully equipped kitchen and a furnished 1-bedroom apartment above the café.
Where is this conventional restaurant located?
The property is located at 1421 Pioneer Hwy Silvana, WA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Restaurant business and building with a fully equipped, top‑tier kitchen (all equipment conveys).; Custom CaptiveAire Type I hood included with the kitchen equipment package.; Furnished 1‑bedroom apartment above the café, with an optional den or nonconforming 2nd bedroom.
