Updated Quadplex with Modern
For Sale
$870,000
4027 S Warner St, Tacoma, WA 98409
Fully leased four-unit property with refreshed interiors, newer water heaters, and convenient access to shopping, dining, transit, and freeways.
Property Size3,446 SF
Price / SF$252.47
Days on Market26
Property Features for 4027 S Warner St
General Information
Standard status
Active
Size
3,446 SF
Property subtype
Multi-Family
Occupancy
100%
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Average Monthly Rent
$1,750
Multifamily Units
4
Building Details
Year Built
1978
Buildings
1
Tenancy
Multi
Listing Agency:
Keller Williams Realty PS
(253) 835-4500
Listed By:
Jamie Parker
Source:
Katrinahalterman
Added: Aug 4
Changed: Aug 28
Last Checked: Aug 29 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 Keller Williams Realty PS
Investment Insights
Based on property information with market context.
This 4-plex contains 3,446 square feet and was built in 1978. All four units are currently rented, with improvements that include contemporary laminate flooring, fresh interior paint, updated bathrooms, modern trim, and newer hot water tanks. The property is maintained for straightforward ongoing operation and presents a consistent residential income configuration.
Located at 4027 S Warner St in Tacoma, the property sits near shopping, dining, transit, and freeway access. Its location supports convenient commuting and access to everyday services for long-term occupants. The combination of four leased units, refreshed interiors, and established construction provides a clearly defined multifamily asset for investors evaluating a fully occupied property.
Located at 4027 S Warner St in Tacoma, the property sits near shopping, dining, transit, and freeway access. Its location supports convenient commuting and access to everyday services for long-term occupants. The combination of four leased units, refreshed interiors, and established construction provides a clearly defined multifamily asset for investors evaluating a fully occupied property.
Key Highlights
- 4‑plex with all four units currently rented
- 3,446 square feet on a 1978‑built property
- Contemporary laminate flooring and modern trim throughout the units
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
$45,402
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
5.22%
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%
$908,040
$908.0K
Cap Rate 7%
$648,600
$648.6K
Cap Rate 9%
$504,467
$504.5K
Market Conditions
NOI Build-Up for 3,446 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
$68.2K $19.80/SF
− Vacancy
−$3.4K −$0.98/SF
EGI
$64.9K $18.82/SF
− OpEx
−$19.5K −$5.65/SF
NOI
$45.4K $13.18/SF
Area
Tacoma, WA
Vacancy
4.94%
Lease Rate
$19.80 /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%
$908,040
Cap Rate 7%
$648,600
Cap Rate 9%
$504,467
Alternative Uses
Best Use
Multifamily LT 5
$648.6K
$567.5K – $756.7K
NOI $45,402 @ 7.0% cap · market cap 5.22%
Second Best
Apartment 5plus
$563.7K
$493.2K – $657.6K
NOI $39,457 @ 7.0% cap · market cap 4.54%
Theoretical Best
Office A
$1.06M
$926.8K – $1.24M
NOI $74,144 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,250
Businesses Nearby
Explore this area
Business Placement
Demographics for 98409, WA
27,840
Population
12,136
Households
2.3
Avg Household Size
33
Median Age
21%
College-Educated
87%
High-School Grad
7.1 sq mi
ZIP Area
3,921
Density / Sq Mi
$71,649
Median Household Income
$43,652
Median Earnings
$1,579
Median Rent
$363,000
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?
Quadplex - Fully leased four-unit property with refreshed interiors, newer water heaters, and convenient access to shopping, dining, transit, and freeways.
Where is this quadplex located?
The property is located at 4027 S Warner St Tacoma, WA.
What is the asking price?
The asking price for this property is $870,000.
What are key features of this property?
This property features: 4‑plex with all four units currently rented; 3,446 square feet on a 1978‑built property; Contemporary laminate flooring and modern trim throughout the units
