Standalone Retail Building For
For Sale
Contact for pricing
30650 Pacific Hwy S, Federal Way, WA
Remodeled retail building with high visibility and ample parking.
Property Size9,998 SF
Lot Size0.98 Acres
Price / SF$400.08
Days on Market326
Property Features for 30650 Pacific Hwy S
General Information
Standard status
Active
Size
9,998 SF
Lot size
0.98 Acres
Property subtype
RETAIL
Listing Agency:
Lee & Associates Commercial Real Estate Services
(253) 230-2412
Listed By:
Yeh-Hee Hahn
(253) 230-2412
Source:
Moodyscre
Added: Sep 29, 2025
Changed: Jul 6
Last Checked: Aug 20 at 11:28AM
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 Lee & Associates Commercial Real Estate Services
Investment Insights
Based on property information with market context.
This standalone retail building is located at a busy intersection, offering high visibility and exposure. The surrounding area features a high population density and strong household incomes. The building, totaling 9,998 square feet, was fully remodeled in 2017, including a new roof and HVAC system. The interior features high ceilings. Ample parking is available with 39 stalls.
Key Highlights
- Standalone retail building at a busy, high‑visibility intersection
- Excellent demographics: high population density and strong household incomes
- Fully remodeled in 2017, including new roof and HVAC system
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
$178,851
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
4.47%
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%
$3,577,020
$3.6M
Cap Rate 7%
$2,555,014
$2.6M
Cap Rate 9%
$1,987,233
$2.0M
Market Conditions
NOI Build-Up for 9,998 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
$263.9K $26.40/SF
− Vacancy
−$8.4K −$0.84/SF
EGI
$255.5K $25.56/SF
− OpEx
−$76.7K −$7.67/SF
NOI
$178.9K $17.89/SF
Area
King County, WA
Vacancy
3.20%
Lease Rate
$26.40 /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%
$3,577,020
Cap Rate 7%
$2,555,014
Cap Rate 9%
$1,987,233
Alternative Uses
Best Use
Retail
$2.56M
$2.24M – $2.98M
NOI $178,851 @ 7.0% cap · market cap 4.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.00M
$3.50M – $4.67M
NOI $280,312 @ 7.0% cap · market cap 7.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
770
Businesses Nearby
157k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 56%
Shops & Services 42%
Electronics 2%
Walmart
Superstores
88,513 visits/mo
0.4 miles
Dollar Tree
Shops & Services
33,521 visits/mo
0.3 miles
U.S. Bank
Shops & Services
10,009 visits/mo
0.4 miles
Chevron
Shops & Services
7,709 visits/mo
0.4 miles
7-Eleven
Shops & Services
6,021 visits/mo
0.3 miles
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 - Remodeled retail building with high visibility and ample parking.
Where is this retail space located?
The property is located at 30650 Pacific Hwy S Federal Way, WA.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: Standalone retail building at a busy, high‑visibility intersection; Excellent demographics: high population density and strong household incomes; Fully remodeled in 2017, including new roof and HVAC system
