Flex Space with Industrial
For Sale
$579,900
2107 E Mead Ave, Yakima, WA 98901
Versatile commercial facility with updated offices, a reinforced shop, multiple access points, and highway visibility.
Property Size4,871 SF
Price / SF$119.05
Days on Market228
Property Features for 2107 E Mead Ave
General Information
Standard status
Active
Size
4,871 SF
Property subtype
General Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Warehouse & Industrial
Power
300 amps
Three-Phase Power
Yes
Taxes and HOA fees
Annual Taxes
$2,362
Amenities
3
Vinyl, Concrete, Wood
Metal, Composition
Level
17400.0, 17400.0
Shed, Shop, Extra Storage. Level.
Building Details
Year Built
2018
Stories
1
Listing Agency:
NEXTMOVE REALTY
(509) 949-3886
Listed By:
Michael Goulart
(509) 949-3886
Source:
Xome
Added: Jan 15
Changed: Aug 30
Last Checked: Aug 30 at 4:49PM
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 NEXTMOVE REALTY
Investment Insights
Based on property information with market context.
Located at 2107 E Mead Ave in Yakima, this 4,871-square-foot flex property combines an updated office building with a structurally reinforced shop. The office includes new windows and doors, an ADA-compliant bathroom, two accessible entrances, replaced plumbing, and a tankless water heater. A reinforced fruit cellar provides additional storage, while the roof is approximately 7–8 years old.
The shop is configured for heavy machinery with an 8-inch reinforced slab rated to support 2 tons anywhere, 4-inch rigid foam insulation, a steel 26GA frame, and a continuous water barrier beneath the foundation. Building systems include 300 Amp service, 3-phase power, septic piping, a gravity-fed pellet stove, and removable ceiling panels for roof access. A carport has a floating concrete slab, an insulated continuous concrete foundation, and an RV or trailer power hookup. The property also includes a grandfathered wood shed with windows and a pellet stove.
Two access points provide highway visibility, and the second entrance adds parking. The property is situated in a quiet light-industrial area with long-term neighboring businesses.
The shop is configured for heavy machinery with an 8-inch reinforced slab rated to support 2 tons anywhere, 4-inch rigid foam insulation, a steel 26GA frame, and a continuous water barrier beneath the foundation. Building systems include 300 Amp service, 3-phase power, septic piping, a gravity-fed pellet stove, and removable ceiling panels for roof access. A carport has a floating concrete slab, an insulated continuous concrete foundation, and an RV or trailer power hookup. The property also includes a grandfathered wood shed with windows and a pellet stove.
Two access points provide highway visibility, and the second entrance adds parking. The property is situated in a quiet light-industrial area with long-term neighboring businesses.
Key Highlights
- 4,871‑square‑foot flex property with office and shop buildings
- Updated office with new windows, new doors, and ADA‑compliant bathroom
- Shop features an 8‑inch reinforced slab rated for 2 tons anywhere
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
$51,851
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
8.94%
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%
$1,037,020
$1.0M
Cap Rate 7%
$740,729
$740.7K
Cap Rate 9%
$576,122
$576.1K
Market Conditions
NOI Build-Up for 4,871 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
$74.2K $15.24/SF
− Vacancy
−$5.1K −$1.05/SF
EGI
$69.1K $14.19/SF
− OpEx
−$17.3K −$3.55/SF
NOI
$51.9K $10.64/SF
Area
Yakima County, WA
Vacancy
6.87%
Lease Rate
$15.24 /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%
$1,037,020
Cap Rate 7%
$740,729
Cap Rate 9%
$576,122
Alternative Uses
Best Use
Office B
$740.7K
$648.1K – $864.2K
NOI $51,851 @ 7.0% cap · market cap 8.94%
Second Best
Industrial
$551.5K
$482.6K – $643.4K
NOI $38,605 @ 7.0% cap · market cap 6.66%
Theoretical Best
Office A
$989.2K
$865.5K – $1.15M
NOI $69,243 @ 7.0% cap · market cap 11.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
258
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 98901, WA
32,351
Population
12,201
Households
2.7
Avg Household Size
33
Median Age
17%
College-Educated
72%
High-School Grad
184.5 sq mi
ZIP Area
175
Density / Sq Mi
$56,429
Median Household Income
$33,058
Median Earnings
$996
Median Rent
$268,100
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?
Flex space - Versatile commercial facility with updated offices, a reinforced shop, multiple access points, and highway visibility.
Where is this flex space located?
The property is located at 2107 E Mead Ave Yakima, WA.
What is the asking price?
The asking price for this property is $579,900.
What are key features of this property?
This property features: 4,871‑square‑foot flex property with office and shop buildings; Updated office with new windows, new doors, and ADA‑compliant bathroom; Shop features an 8‑inch reinforced slab rated for 2 tons anywhere
