Insulated Flex
For Sale
$450,000
20721 W Baker Rd, Cheney, WA 99004
Level acreage with substantial shop, office, utility infrastructure, and gravel parking for varied commercial or personal applications.
Property Size3,168 SF
Lot Size20.00 Acres
Price / SF$142.05
Days on Market15
Property Features for 20721 W Baker Rd
General Information
Standard status
Active
Size
3,168 SF
Lot size
20.00 Acres
Property subtype
Land
Land
Topography
level
Land Use
equestrian, residential, agricultural, recreational
Additional Details
Utilities to Site
Yes
Power
400 amps
Taxes and HOA fees
Annual Taxes
$1,308
Amenities
insulated shop
office building
well
gravel parking area
Building Details
Buildings
2
Listing Agency:
Haven Real Estate Group
(509) 590-4701
Listed By:
Cambria Henry · License #AB44385
(509) 590-4701
Source:
Exprealty
Added: Aug 6
Changed: Aug 20
Last Checked: Aug 20 at 5:40AM
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 Haven Real Estate Group
Investment Insights
Based on property information with market context.
This 20-acre flex property combines level, usable ground with a 40' x 72' insulated shop designed for equipment-intensive work. The building includes radiant floor heat, ventilation fans, multiple 240-volt outlets, and floor drains. A separate 12' x 24' office has a roughed-in bathroom and can support additional workspace or studio functions.
Utility improvements include a 25 gpm well and 400-amp power service. The site also has a large gravel parking area suitable for trucks, trailers, RVs, and visitors. Subject to county approval, the shop may be completed as a shouse or barndominium, or retained in workshop use. The property has no CC&Rs or HOA and is located at 20721 W Baker Rd in Cheney, WA.
Utility improvements include a 25 gpm well and 400-amp power service. The site also has a large gravel parking area suitable for trucks, trailers, RVs, and visitors. Subject to county approval, the shop may be completed as a shouse or barndominium, or retained in workshop use. The property has no CC&Rs or HOA and is located at 20721 W Baker Rd in Cheney, WA.
Key Highlights
- 20‑acre parcel with level, usable land
- 40' x 72' insulated shop with radiant floor heat and floor drains
- 400‑amp power service and 25 gpm well
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
$18,459
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
4.10%
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%
$369,180
$369.2K
Cap Rate 7%
$263,700
$263.7K
Cap Rate 9%
$205,100
$205.1K
Market Conditions
NOI Build-Up for 3,168 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
$31.6K $9.96/SF
− Vacancy
−$3.2K −$1.00/SF
EGI
$28.4K $8.96/SF
− OpEx
−$9.9K −$3.14/SF
NOI
$18.5K $5.83/SF
Area
Spokane County, WA
Vacancy
10.00%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
35.00%
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%
$369,180
Cap Rate 7%
$263,700
Cap Rate 9%
$205,100
Alternative Uses
Best Use
Flex RnD
$263.7K
$230.7K – $307.7K
NOI $18,459 @ 7.0% cap · market cap 4.10%
Second Best
Industrial
$260.9K
$228.3K – $304.4K
NOI $18,262 @ 7.0% cap · market cap 4.06%
Theoretical Best
Office A
$732.0K
$640.5K – $854.1K
NOI $51,243 @ 7.0% cap · market cap 11.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 99004, WA
23,064
Population
8,992
Households
2.6
Avg Household Size
29
Median Age
36%
College-Educated
93%
High-School Grad
334.3 sq mi
ZIP Area
69
Density / Sq Mi
$62,014
Median Household Income
$29,835
Median Earnings
$1,081
Median Rent
$368,500
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?
Flex space - Level acreage with substantial shop, office, utility infrastructure, and gravel parking for varied commercial or personal applications.
Where is this flex space located?
The property is located at 20721 W Baker Rd Cheney, 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: 20‑acre parcel with level, usable land; 40' x 72' insulated shop with radiant floor heat and floor drains; 400‑amp power service and 25 gpm well
