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    3480 Valley Hwy E Edgewood, WA 98372

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    For Lease
    $31,706 SF/Yr $68,107,130/Mo (calc)

    25,777 SF warehouse with yard, office, and multiple doors.

    Type:Commercial
    Property size:
    25,777 SF
    Added:
    Jan 21, 2026
    Days on Market:
    90
    Last Refresh:
    Apr 5 at 11:16 pm

    Property Features for 3480 Valley Hwy E

    General Information

    Standard status
    Active
    Size
    25,777 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    2021

    We can help!

    Listing Contact
    JEFF FORSBERG, CCIM
    JEFF FORSBERG, CCIM

    Listing agent JEFF FORSBERG, CCIM

    Listing office NAI PUGET SOUND PROPERTIES

    Listing date Jan 21, 2026

    Source Corcoran

    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 NAI PUGET SOUND PROPERTIES

    Overview

    Edgewood Warehouse with Yard Storage

    This 25,777 square-foot property features approximately 12,000 square feet of yard storage, with the possibility of adding more. The building includes 2,018 square feet of first-floor Class A office space, plus a 1,230 square-foot mezzanine. It is equipped with seven dock-high doors and two grade-level doors. This is a standalone building. The property is available as a sublease until July 31, 2029, with 60 days' notice.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Warehouses

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Gym & Fitness Center Auto Parts Store Department Store

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • ABC Mini Storage — 1264 Valentine Ave SE, Pacific, WA 98047
    • Truck & Trailer Parking — 2110 136th Ave E Suite E, Sumner, WA 98390

    Location Insight

    • Map
    • Local Demand
    City
    Edgewood
    County
    Pierce
    State
    Washington
    Longitude
    -122.256
    Latitude
    47.2288

    Nearby Similar for Lease

    • Contact for pricing

      Professional Free Standing Office Building

      Two-story office building with designer architecture and potential storage space.
      1715 Meridian Ave E, Edgewood, WA 98371
      View Details
    • Contact for pricing

      Industrial Property with Yard Storage

      25,777 SF industrial space with yard and office.
      3480 W Valley Hwy E, Edgewood, WA
      View Details

    FAQs

    What type of property is this?
    Warehouse - 25,777 SF warehouse with yard, office, and multiple doors.
    Where is this warehouse located?
    The property is located at 3480 Valley Hwy E Edgewood, WA.
    What is the lease rate?
    The lease rate is $31,706.
    What are key features of this property?
    This property features: Sublease available until July 31, 2029; Standalone Building; Approximately 12,000 SF of Yard Storage with the possibility to add more
    (425) 586-5610
    We can help!
    Listing Contact
    JEFF FORSBERG, CCIM
    JEFF FORSBERG, CCIM
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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