Turnkey Aircraft Hangar with
For Sale
Contact for pricing
163 Reagan Ln, Eatonville, WA 98328
Clear-span aircraft hangar with powered door and updated office and bathroom, plus security and gas heating.
Property Size2,505 SF
Price / SF$179.64
Days on Market142
Property Features for 163 Reagan Ln
General Information
Standard status
Active
Size
2,505 SF
Property subtype
SPECIALTY
Warehouse & Industrial
Drive-In Doors
1
Sprinkler System
Yes
Additional Details
Business Included
No
Amenities
updated office
bathroom
multiple flat-screen TVs
upgraded LED lighting
gas heating
fire suppression system
eight-camera security system
Cat 5 wiring
washer/dryer hook-ups
Listing Agency:
Better Properties UP/Fircrest
(253) 380-5533
Listed By:
JR Poulsen · License #84023
(253) 380-5533
Source:
Moodyscre
Added: Mar 24
Changed: Aug 8
Last Checked: Aug 8 at 10:51AM
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 Better Properties UP/Fircrest
Investment Insights
Based on property information with market context.
Turnkey aircraft hangar designed for an owner-user, offering approximately 40.5’ x 55’ of clear-span space with a 13’ x 42.5’ powered hangar door. The property includes front and rear access, Cat 5 wiring, and gas heating, along with an updated office and bathroom. Additional improvements include multiple flat-screen TVs, upgraded LED lighting, a fire suppression system, and an eight-camera security system.
An adjacent customizable space is available for office, client reception, workshop expansion, or additional storage, allowing the layout to fit business-specific needs.
The restroom has room to add a shower, and washer/dryer hook-ups are already installed. Buyer to verify all information to their satisfaction.
An adjacent customizable space is available for office, client reception, workshop expansion, or additional storage, allowing the layout to fit business-specific needs.
The restroom has room to add a shower, and washer/dryer hook-ups are already installed. Buyer to verify all information to their satisfaction.
Key Highlights
- Approx. 40.5' x 55' clear‑span aircraft hangar with front and rear access for flexible operations
- 13' x 42.5' powered hangar door sized for a variety of aircraft and equipment
- Cat 5 wiring and gas heating in the hangar to support aviation services and maintenance operations
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
$35,481
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
7.88%
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%
$709,620
$709.6K
Cap Rate 7%
$506,871
$506.9K
Cap Rate 9%
$394,233
$394.2K
Market Conditions
NOI Build-Up for 2,505 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
$55.0K $21.96/SF
− Vacancy
−$7.7K −$3.07/SF
EGI
$47.3K $18.89/SF
− OpEx
−$11.8K −$4.72/SF
NOI
$35.5K $14.16/SF
Area
Pierce County, WA
Vacancy
14.00%
Lease Rate
$21.96 /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%
$709,620
Cap Rate 7%
$506,871
Cap Rate 9%
$394,233
Alternative Uses
Best Use
Office B
$506.9K
$443.5K – $591.4K
NOI $35,481 @ 7.0% cap · market cap 7.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$676.6K
$592.0K – $789.3K
NOI $47,360 @ 7.0% cap · market cap 10.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
Explore this area
Business Placement
Demographics for 98328, WA
10,727
Population
4,309
Households
2.5
Avg Household Size
43
Median Age
19%
College-Educated
91%
High-School Grad
229.1 sq mi
ZIP Area
47
Density / Sq Mi
$113,902
Median Household Income
$56,050
Median Earnings
$1,211
Median Rent
$538,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Aviation real estate - Clear-span aircraft hangar with powered door and updated office and bathroom, plus security and gas heating.
Where is this aviation real estate located?
The property is located at 163 Reagan Ln Eatonville, WA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Approx. 40.5' x 55' clear‑span aircraft hangar with front and rear access for flexible operations; 13' x 42.5' powered hangar door sized for a variety of aircraft and equipment; Cat 5 wiring and gas heating in the hangar to support aviation services and maintenance operations
