Freestanding Retail Building with
For Sale
Contact for pricing
2825 E 4th Plain Blvd, Vancouver, WA 98661
One-story concrete freestanding building with mezzanine office/storage, ample parking, and prominent frontage along a high-visibility retail corridor.
Property Size14,830 SF
Price / SF$167.90
Days on Market197
Property Features for 2825 E 4th Plain Blvd
General Information
Standard status
Active
Size
14,830 SF
Property subtype
Retail
Zoning
CC
Investment Type
Owner/User
Building Details
Year Built
1958
Year Renovated
2009
Stories
1
Listing Agency:
KW Commercial Portland Central
Listed By:
Harris Niazi · License #138710
Source:
Crexi
Added: Feb 23
Changed: Aug 27
Last Checked: Sep 8 at 4:12AM
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 KW Commercial Portland Central
Investment Insights
Based on property information with market context.
This freestanding retail building is a one-story concrete structure that includes mezzanine office and storage areas. The property is currently vacant, with a former tenant noted as Aaron’s, and it is positioned to serve a range of retail, showroom, or service-oriented users.
The building is located along the high-visibility E Fourth Plain Blvd retail corridor in Vancouver, WA. It sits adjacent to Walmart Neighborhood Market and Starbucks, with convenient access described as just minutes to downtown Vancouver, the waterfront, and I-5/I-205/SR-500.
The site offers ample parking and prominent frontage, supporting strong day-to-day customer access for retail or showroom operations.
The building is located along the high-visibility E Fourth Plain Blvd retail corridor in Vancouver, WA. It sits adjacent to Walmart Neighborhood Market and Starbucks, with convenient access described as just minutes to downtown Vancouver, the waterfront, and I-5/I-205/SR-500.
The site offers ample parking and prominent frontage, supporting strong day-to-day customer access for retail or showroom operations.
Key Highlights
- 14,830 SF freestanding one‑story concrete commercial building built in 1958
- Mezzanine includes office and storage areas
- Ample parking and prominent frontage along the E Fourth Plain Blvd retail corridor in Vancouver, WA
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
$175,086
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
7.03%
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%
$3,501,720
$3.5M
Cap Rate 7%
$2,501,229
$2.5M
Cap Rate 9%
$1,945,400
$1.9M
Market Conditions
NOI Build-Up for 14,830 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
$266.9K $18.00/SF
− Vacancy
−$16.8K −$1.13/SF
EGI
$250.1K $16.87/SF
− OpEx
−$75.0K −$5.06/SF
NOI
$175.1K $11.81/SF
Area
Vancouver, WA
Vacancy
6.30%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$3,501,720
Cap Rate 7%
$2,501,229
Cap Rate 9%
$1,945,400
Alternative Uses
Best Use
Retail
$2.50M
$2.19M – $2.92M
NOI $175,086 @ 7.0% cap · market cap 7.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.63M
$3.17M – $4.23M
NOI $253,994 @ 7.0% cap · market cap 10.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
549
Businesses Nearby
Explore this area
Business Placement
Demographics for 98661, WA
48,983
Population
22,291
Households
2.2
Avg Household Size
36
Median Age
27%
College-Educated
89%
High-School Grad
10.9 sq mi
ZIP Area
4,494
Density / Sq Mi
$75,037
Median Household Income
$43,920
Median Earnings
$1,440
Median Rent
$424,700
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - One-story concrete freestanding building with mezzanine office/storage, ample parking, and prominent frontage along a high-visibility retail corridor.
Where is this retail space located?
The property is located at 2825 E 4th Plain Blvd Vancouver, WA.
What is the asking price?
The asking price for this property is $2,490,000.
What are key features of this property?
This property features: 14,830 SF freestanding one‑story concrete commercial building built in 1958; Mezzanine includes office and storage areas; Ample parking and prominent frontage along the E Fourth Plain Blvd retail corridor in Vancouver, WA
