Historic Executive Office
For Sale
Contact for pricing
401 Broadway, Tacoma, WA 98402
Landmark office building featuring executive suites, shared conference areas, and modern climate and security systems.
Property Size8,742 SF
Price / SF$342.60
Days on Market68
Property Features for 401 Broadway
General Information
Standard status
Active
Size
8,742 SF
Property subtype
OFFICE
Listing Agency:
KW Downtown Seattle
(206) 612-7883
Listed By:
Nicholas Vilvandre · License #107068
(206) 612-7883
Source:
Moodyscre
Added: Jun 5
Changed: Aug 8
Last Checked: Aug 8 at 6:27PM
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 KW Downtown Seattle
Investment Insights
Based on property information with market context.
This historic Blackwell Mansion is a landmark office property with a currently 99% leased configuration of executive office suites. The space includes a reception area, kitchenettes, shared conference rooms, and elegant common areas. A top-floor penthouse apartment is also included, and the property has been updated with high-speed internet, mini-split A/C and heat, electronic locks, and security cameras and alarm systems.
The building is located in Tacoma’s Stadium District area, with proximity to Light Rail and Downtown Tacoma. Several suites offer views of the Port of Tacoma and Commencement Bay, as well as Mt. Rainier.
The seller notes an available library suite that may support an owner-user arrangement. Buyer to verify zoning, permitted uses, and any future multifamily or adaptive reuse potential.
The building is located in Tacoma’s Stadium District area, with proximity to Light Rail and Downtown Tacoma. Several suites offer views of the Port of Tacoma and Commencement Bay, as well as Mt. Rainier.
The seller notes an available library suite that may support an owner-user arrangement. Buyer to verify zoning, permitted uses, and any future multifamily or adaptive reuse potential.
Key Highlights
- Landmark Blackwell Mansion with 8,742 SF and views of the Port of Tacoma, Commencement Bay, and Mt. Rainier
- Currently 99% leased with executive office suites plus reception areas and kitchenettes
- Includes shared conference rooms and elegant common areas, with a top‑floor penthouse apartment previously used as an Airbnb
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
$141,620
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
4.73%
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%
$2,832,400
$2.8M
Cap Rate 7%
$2,023,143
$2.0M
Cap Rate 9%
$1,573,556
$1.6M
Market Conditions
NOI Build-Up for 8,742 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
$236.0K $27.00/SF
− Vacancy
−$47.2K −$5.40/SF
EGI
$188.8K $21.60/SF
− OpEx
−$47.2K −$5.40/SF
NOI
$141.6K $16.20/SF
Area
Tacoma, WA
Vacancy
20.00%
Lease Rate
$27.00 /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%
$2,832,400
Cap Rate 7%
$2,023,143
Cap Rate 9%
$1,573,556
Alternative Uses
Best Use
Office B
$2.02M
$1.77M – $2.36M
NOI $141,620 @ 7.0% cap · market cap 4.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.69M
$2.35M – $3.13M
NOI $188,093 @ 7.0% cap · market cap 6.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5,623
Businesses Nearby
Explore this area
Business Placement
Demographics for 98402, WA
8,053
Population
4,788
Households
1.7
Avg Household Size
37
Median Age
44%
College-Educated
91%
High-School Grad
1.2 sq mi
ZIP Area
6,711
Density / Sq Mi
$54,712
Median Household Income
$43,145
Median Earnings
$1,478
Median Rent
$558,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Landmark office building featuring executive suites, shared conference areas, and modern climate and security systems.
Where is this office building located?
The property is located at 401 Broadway Tacoma, WA.
What is the asking price?
The asking price for this property is $2,995,000.
What are key features of this property?
This property features: Landmark Blackwell Mansion with 8,742 SF and views of the Port of Tacoma, Commencement Bay, and Mt. Rainier; Currently 99% leased with executive office suites plus reception areas and kitchenettes; Includes shared conference rooms and elegant common areas, with a top‑floor penthouse apartment previously used as an Airbnb
