Mixed-Use Building with
For Sale
$668,000
328 Pioneer St, Ridgefield, WA 98642
Commercial mixed-use property combines a retail area, separate one-bedroom residence, and two street entrances.
Property Size2,080 SF
Price / SF$321.15
Days on Market22
Property Features for 328 Pioneer St
General Information
Standard status
Active
Size
2,080 SF
Zoning
CMU
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1940
Listing Agency:
MORE Realty, Inc
(503) 353-6673
Listed By:
Kerry-Ann Rylander
Source:
Wyndeekono
Added: Aug 9
Changed: Aug 30
Last Checked: Aug 30 at 12:05PM
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 MORE Realty, Inc
Investment Insights
Based on property information with market context.
Built in 1940, this mixed-use building contains a retail area at the front and a separate one-bedroom apartment toward the rear. The residence includes an attached two-car carport, while separate entrances from Pioneer Street and Nth 4th Ave provide distinct access points. The layout may support continued commercial and residential occupancy or reconfiguration into multiple commercial spaces, subject to buyer verification.
The property encompasses 2,080 square feet and is zoned Commercial Mixed Use (CMU). Recent improvements include exterior paint, awnings, a new HVAC system, and electrical updates. Its position along the primary entry road to downtown Ridgefield places it within the local commercial setting, with access to Interstate 5 and the Vancouver and Portland markets.
The property encompasses 2,080 square feet and is zoned Commercial Mixed Use (CMU). Recent improvements include exterior paint, awnings, a new HVAC system, and electrical updates. Its position along the primary entry road to downtown Ridgefield places it within the local commercial setting, with access to Interstate 5 and the Vancouver and Portland markets.
Key Highlights
- 2,080‑square‑foot mixed‑use building constructed in 1940
- Commercial Mixed Use (CMU) zoning
- Front retail area with separate rear one‑bedroom apartment
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
$27,831
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
4.17%
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%
$556,620
$556.6K
Cap Rate 7%
$397,586
$397.6K
Cap Rate 9%
$309,233
$309.2K
Market Conditions
NOI Build-Up for 2,080 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
$47.9K $23.04/SF
− Vacancy
−$3.4K −$1.63/SF
EGI
$44.5K $21.41/SF
− OpEx
−$16.7K −$8.03/SF
NOI
$27.8K $13.38/SF
Area
Clark County, WA
Vacancy
7.08%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
37.50%
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%
$556,620
Cap Rate 7%
$397,586
Cap Rate 9%
$309,233
Alternative Uses
Best Use
Mixed Use
$397.6K
$347.9K – $463.9K
NOI $27,831 @ 7.0% cap · market cap 4.17%
Second Best
Retail
$358.3K
$313.5K – $418.0K
NOI $25,081 @ 7.0% cap · market cap 3.75%
Theoretical Best
Specialty Retail
$506.7K
$443.4K – $591.2K
NOI $35,472 @ 7.0% cap · market cap 5.31%
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
Location Intelligence
Trade Area within ½ mile
243
Businesses Nearby
Explore this area
Business Placement
Demographics for 98642, WA
23,685
Population
9,736
Households
2.4
Avg Household Size
41
Median Age
41%
College-Educated
96%
High-School Grad
56.8 sq mi
ZIP Area
417
Density / Sq Mi
$119,316
Median Household Income
$62,710
Median Earnings
$1,938
Median Rent
$622,800
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?
Mixed-use property - Commercial mixed-use property combines a retail area, separate one-bedroom residence, and two street entrances.
Where is this mixed-use property located?
The property is located at 328 Pioneer St Ridgefield, WA.
What is the asking price?
The asking price for this property is $668,000.
What are key features of this property?
This property features: 2,080‑square‑foot mixed‑use building constructed in 1940; Commercial Mixed Use (CMU) zoning; Front retail area with separate rear one‑bedroom apartment
