Updated Four-Suite Office
For Sale
$860,000
2576 Yakima Valley Hwy, Sunnyside, WA 98944
Comm/Industrial, Sunnyside, WA
Property Size2,880 SF
Lot Size0.24 Acres
Price / SF$298.61
Days on Market141
Property Features for 2576 Yakima Valley Hwy
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C - Commercial, B2 - Local Business
Lot features
Corner
Directions
GPS Commpatible.
Subdivision
13J - Sunnyside
Standard status
Active
APN
23103043416
Size
2,880 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4212
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
2007
Flooring type
Agent remarks
Building materials
Frame
Listing Agency:
eXp Realty LLC Kennewick
(888) 421-2531
Listed By:
Jorge Emilio Alvarez · License #22013106
(808) 200-3677
Added: May 9
Changed: Sep 5
Last Checked: Sep 26 at 10:06PM
MLS# 26-1341
Copyright © 2026 Yakima Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,880-square-foot office building contains four suites within a frame-constructed property built in 2007. Recent updates complement the existing layout, while central air conditioning and heat pump heating support year-round interior comfort. Public water service is in place, and the property occupies approximately 0.24 acres.
The building is located at 2576 Yakima Valley Hwy in Sunnyside, next to Starbucks and among established retail and commercial businesses. Its position along Yakima Valley Hwy provides exposure to surrounding commercial activity and places the property within a developed business setting. The configuration offers multiple office suites within a single commercial building, supporting a range of office-oriented occupancy arrangements.
The building is located at 2576 Yakima Valley Hwy in Sunnyside, next to Starbucks and among established retail and commercial businesses. Its position along Yakima Valley Hwy provides exposure to surrounding commercial activity and places the property within a developed business setting. The configuration offers multiple office suites within a single commercial building, supporting a range of office-oriented occupancy arrangements.
Key Highlights
- 2,880‑square‑foot office building
- Four office suites in a single building
- Approximately 0.24 acres
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
$30,657
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
3.56%
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%
$613,140
$613.1K
Cap Rate 7%
$437,957
$438.0K
Cap Rate 9%
$340,633
$340.6K
Market Conditions
NOI Build-Up for 2,880 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
$43.9K $15.24/SF
− Vacancy
−$3.0K −$1.05/SF
EGI
$40.9K $14.19/SF
− OpEx
−$10.2K −$3.55/SF
NOI
$30.7K $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%
$613,140
Cap Rate 7%
$437,957
Cap Rate 9%
$340,633
Alternative Uses
Best Use
Office B
$438.0K
$383.2K – $511.0K
NOI $30,657 @ 7.0% cap · market cap 3.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$584.9K
$511.8K – $682.3K
NOI $40,940 @ 7.0% cap · market cap 4.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Office units
Location Intelligence
Trade Area within ½ mile
372
Businesses Nearby
Explore this area
Business Placement
Demographics for 98944, WA
22,412
Population
6,806
Households
3.3
Avg Household Size
29
Median Age
9%
College-Educated
59%
High-School Grad
544.6 sq mi
ZIP Area
41
Density / Sq Mi
$60,167
Median Household Income
$30,948
Median Earnings
$959
Median Rent
$230,100
Median Home Value
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Flexible commercial property with multiple suites, central air, heat pump heating, and public water service.
Where is this office building located?
The property is located at 2576 Yakima Valley Hwy Sunnyside, WA.
What is the asking price?
The asking price for this property is $860,000.
What are key features of this property?
This property features: 2,880‑square‑foot office building; Four office suites in a single building; Approximately 0.24 acres
