Convenience Store with
New
For Sale
$550,000
309 Yakima Valley Hwy, Sunnyside, WA 98944
Commercial Sale, Sunnyside, WA
Property Size3,120 SF
Lot Size0.23 Acres
Price / SF$176.28
Days on Market2
Property Features for 309 Yakima Valley Hwy
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COMMCL GENERAL
Parking
11
Directions
Gps friendly. South side of Yakima Valley hwy
Standard status
Active
APN
22102522508
Size
3,120 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
1223
Building Details
Year built
1930
Listing Agency:
EXP Realty, LLC Tri Cities
(888) 317-5197
Listed By:
Brittany Byma · License #PAC5149
(509) 830-7326
Added: Sep 25
Last Checked: Sep 26 at 9:06PM
MLS# 296784
Copyright © 2026 PACMLS. 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.
The 3,120-square-foot building on 0.23 acres is configured for convenience retail, bakery operations, and commercial food preparation. Built in 1930, it also has a paved parking area. COMMCL GENERAL zoning applies to the property.
The site is on Yakima Valley Highway in Sunnyside, Washington, providing access from that highway.
The site is on Yakima Valley Highway in Sunnyside, Washington, providing access from that highway.
Key Highlights
- 3,120‑square‑foot building on 0.23 acres
- Existing convenience store, bakery, and commercial kitchen configuration
- Paved parking area
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
$31,743
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
5.77%
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%
$634,860
$634.9K
Cap Rate 7%
$453,471
$453.5K
Cap Rate 9%
$352,700
$352.7K
Market Conditions
NOI Build-Up for 3,120 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
$44.2K $14.16/SF
− Vacancy
−$1.9K −$0.59/SF
EGI
$42.3K $13.57/SF
− OpEx
−$10.6K −$3.39/SF
NOI
$31.7K $10.17/SF
Area
Yakima County, WA
Vacancy
4.20%
Lease Rate
$14.16 /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%
$634,860
Cap Rate 7%
$453,471
Cap Rate 9%
$352,700
Alternative Uses
Best Use
Specialty Retail
$453.5K
$396.8K – $529.1K
NOI $31,743 @ 7.0% cap · market cap 5.77%
Second Best
Retail
$451.9K
$395.4K – $527.3K
NOI $31,635 @ 7.0% cap · market cap 5.75%
Theoretical Best
Office A
$633.6K
$554.4K – $739.2K
NOI $44,352 @ 7.0% cap · market cap 8.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
623
Businesses Nearby
31k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 41%
Shops & Services 40%
Dining 19%
Sunnyside Ace Hardware
Home Improvements & Furnishings
12,961 visits/mo
0.2 miles
Dollar Tree
Shops & Services
11,550 visits/mo
0.3 miles
China Wok
Dining
3,007 visits/mo
0.2 miles
Domino's Pizza
Dining
2,788 visits/mo
0.5 miles
Napa Auto Parts
Shops & Services
1,015 visits/mo
0.4 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - A paved parking area and commercial kitchen support the property's existing food-service configuration.
Where is this grocery and convenience store located?
The property is located at 309 Yakima Valley Hwy Sunnyside, WA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 3,120‑square‑foot building on 0.23 acres; Existing convenience store, bakery, and commercial kitchen configuration; Paved parking area
