New Construction Two-Unit
For Sale
$614,900
401 E Bonnieview, Grandview, WA 98930
Residential Income, Grandview, WA
Property Size2,510 SF
Price / SF$244.98
Days on Market163
Property Features for 401 E Bonnieview
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
MULTI-FAMILY RE
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bathroom 2, Bathroom 1, Bedroom 2, Bedroom 6, Bedroom 3, Bedroom 4, Bathroom 4, Bathroom 3, Bedroom 5
Subdivision
NONE/NA
Directions
GPS
Standard status
Active
APN
***
Size
2,510 SF
Taxes and HOA fees
Tax Year
2026
Building Details
Year built
2025
Number of units
2
Listing Agency:
eXp Realty, LLC
(888) 317-5197
Listed By:
Anwar Nassar · License #21012326
(509) 840-1323
Added: Mar 16
Changed: Aug 25
Last Checked: Aug 25 at 7:06PM
MLS# 291321
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.
Located at 401 E Bonnieview in Grandview, this under-construction duplex is scheduled as a 2025 build and contains two separate residences totaling 2,510 square feet. Each unit is designed with 3 bedrooms, 2 bathrooms, approximately 1,255 square feet, an open-concept arrangement, high ceilings, LVP flooring, and contemporary finish selections. A private one-car garage accompanies each residence, while front-yard landscaping is included in the site improvements.
The property carries MULTI-FAMILY RE zoning and is situated in Grandview, within Yakima County. Its two-unit configuration provides distinct living spaces within one building, with each residence offering its own garage and interior layout.
The property carries MULTI-FAMILY RE zoning and is situated in Grandview, within Yakima County. Its two-unit configuration provides distinct living spaces within one building, with each residence offering its own garage and interior layout.
Key Highlights
- Two‑unit duplex with 2,510 square feet of total living space
- Each unit includes 3 bedrooms, 2 bathrooms, and approximately 1,255 sq ft
- Under construction with a 2025 year built
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
$28,181
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
4.58%
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%
$563,620
$563.6K
Cap Rate 7%
$402,586
$402.6K
Cap Rate 9%
$313,122
$313.1K
Market Conditions
NOI Build-Up for 2,510 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
$43.1K $17.16/SF
− Vacancy
−$2.8K −$1.12/SF
EGI
$40.3K $16.04/SF
− OpEx
−$12.1K −$4.81/SF
NOI
$28.2K $11.23/SF
Area
Yakima County, WA
Vacancy
6.53%
Lease Rate
$17.16 /SF/Yr
Expense Ratio
30.00%
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%
$563,620
Cap Rate 7%
$402,586
Cap Rate 9%
$313,122
Alternative Uses
Best Use
Multifamily LT 5
$402.6K
$352.3K – $469.7K
NOI $28,181 @ 7.0% cap · market cap 4.58%
Second Best
Apartment 5plus
$350.4K
$306.6K – $408.8K
NOI $24,530 @ 7.0% cap · market cap 3.99%
Theoretical Best
Office A
$509.7K
$446.0K – $594.7K
NOI $35,681 @ 7.0% cap · market cap 5.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
310
Businesses Nearby
Explore this area
Business Placement
Demographics for 98930, WA
15,339
Population
4,910
Households
3.1
Avg Household Size
30
Median Age
9%
College-Educated
67%
High-School Grad
44.9 sq mi
ZIP Area
342
Density / Sq Mi
$67,798
Median Household Income
$34,675
Median Earnings
$980
Median Rent
$277,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence combines an open layout with contemporary finishes and a private garage.
Where is this duplex located?
The property is located at 401 E Bonnieview Grandview, WA.
What is the asking price?
The asking price for this property is $614,900.
What are key features of this property?
This property features: Two‑unit duplex with 2,510 square feet of total living space; Each unit includes 3 bedrooms, 2 bathrooms, and approximately 1,255 sq ft; Under construction with a 2025 year built
