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    Spokane Residential Lot Near Downtown Title is generated by Realmo AI

    3801 W Grandview Ave, Spokane, WA 99224

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    For Sale
    $100,000

    LAND - Spokane, WA

    Lot size:
    0.59 Acres
    Added:
    May 12, 2026
    Days on Market:
    11
    Last Refresh:
    May 22 at 4:06 am

    Property Features for 3801 W Grandview Ave

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    25262.1602
    Lot size
    0.59 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1033

    Utilities

    Utilities
    Water Available
    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Keri McCombs
    Keri McCombs

    Listing agent Keri McCombs License #124688

    Listing office RE/MAX Inland Empire 429 E Sprague Ave, Spokane, WA

    Listing date May 12, 2026

    MLS# 202617255 Listing URL

    Copyright © 2026 Spokane Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Custom house plans included featuring a 3‑car garage, bonus space, vaulted ceilings, 4 bedrooms, 2.5 bathrooms, and 2 decks.
    • Public sewer installation proposed for summer 2026, potentially eliminating the need for a private septic system.
    • Mostly level 0.59‑acre lot.
    • Utilities (public water, gas, and electric) are available at the street.
    • Easy access to the freeway.
    • Located in the Grandview‑Thorpe neighborhood, close to downtown Spokane.

    Overview

    This mostly level 0.59-acre lot is located in the Grandview-Thorpe neighborhood, offering convenient access to the freeway and proximity to downtown Spokane. The lot faces north and has utilities available at the street, including public water, gas, and electric. The City of Spokane is planning to bring public sewer to this area, with proposed installation starting in the summer of 2026, which may eliminate the need for a private septic system. Custom house plans, initially permitted in 2021 and approved by the HOA architectural committee, may be provided to the buyer. These plans feature a three-car garage and bonus space on the first floor. The second floor includes a spacious living, kitchen, and dining area with vaulted ceilings, four bedrooms, two and a half bathrooms, two decks, and a laundry room. Elevation renderings of the house plans are available.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Spokane
    County
    Spokane
    State
    Washington
    Longitude
    -117.467989
    Latitude
    47.637566

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    FAQs

    What type of property is this?
    Residential land & home lot - Mostly level 0.59 acre lot close to downtown Spokane.
    Where is this residential land & home lot located?
    The property is located at 3801 W Grandview Ave Spokane, WA.
    What is the asking price?
    The asking price for this property is $100,000.
    What are key features of this property?
    This property features: Custom house plans included featuring a 3‑car garage, bonus space, vaulted ceilings, 4 bedrooms, 2.5 bathrooms, and 2 decks.; Public sewer installation proposed for summer 2026, potentially eliminating the need for a private septic system.; Mostly level 0.59‑acre lot.
    (509) 879-1128
    We can help!
    Listing Contact
    Keri McCombs
    Keri McCombs
    Real Estate License ID: 124688
    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.

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    3801 W Grandview Ave, Spokane, WA 99224
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