Four-Unit Quadplex with Private
New
For Sale
$1,105,000
4617 80th Street NE, Marysville, WA 98270
Updated interiors, dedicated parking, rear storage, and a private outdoor area accompany full occupancy.
Property Size4,608 SF
Lot Size0.37 Acres
Price / SF$239.80
Days on Market3
Property Features for 4617 80th Street NE
General Information
Standard status
Active
Size
4,608 SF
Lot size
0.37 Acres
Property subtype
Multi-Family
Zoning
R18MFM
Occupancy
100%
Units
Unit Mix
4 x 2BR/1.5BA
Multifamily Units
4
Parking per Unit
2
Additional Details
Public Transit
Yes
Amenities
private backyard
dedicated back storage per unit
Cable Ready
Baseboard
Forced Air
Wall Furnace
Composition
Building Details
Year Built
1980
Buildings
1
Stories
2
Listing Agency:
KW EVERETT
(425) 345-9107
Listed By:
Aaron Byrne · License #21009613
(425) 345-9107
Source:
Kw
Added: Aug 15
Last Checked: Aug 15 at 4:18AM
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 EVERETT
Investment Insights
Based on property information with market context.
Located at 4617 80th Street NE in Marysville, this four-unit quadplex was built in 1980 and occupies 0.37 acres, or 16,117 sq ft. The 4,608-square-foot property contains four two-bedroom units, each with 1.5 baths, two dedicated parking spaces, a private backyard, and dedicated back storage. Additional rear parking serves the property.
Recent improvements include a new roof, interior and exterior paint, updated flooring, new doors throughout the units, and new appliances in unit 2. Interior systems include baseboard, forced air, and wall furnace heating, along with cable-ready connections. The property is zoned R18MFM, fully occupied, and located near transit, shopping, and dining in Marysville. It is also designated Flood Zone X, with no flood insurance required, and is identified as eligible for a 1031 exchange.
Recent improvements include a new roof, interior and exterior paint, updated flooring, new doors throughout the units, and new appliances in unit 2. Interior systems include baseboard, forced air, and wall furnace heating, along with cable-ready connections. The property is zoned R18MFM, fully occupied, and located near transit, shopping, and dining in Marysville. It is also designated Flood Zone X, with no flood insurance required, and is identified as eligible for a 1031 exchange.
Key Highlights
- Four units totaling 4,608 sq ft on 0.37 acres
- Each unit includes 2 bedrooms, 1.5 baths, 2 dedicated parking spaces, a private backyard, and dedicated back storage
- Zoned R18MFM with room to add 2 more 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
$76,814
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
6.95%
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%
$1,536,280
$1.5M
Cap Rate 7%
$1,097,343
$1.1M
Cap Rate 9%
$853,489
$853.5K
Market Conditions
NOI Build-Up for 4,608 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
$116.1K $25.20/SF
− Vacancy
−$6.4K −$1.39/SF
EGI
$109.7K $23.81/SF
− OpEx
−$32.9K −$7.14/SF
NOI
$76.8K $16.67/SF
Area
Snohomish County, WA
Vacancy
5.50%
Lease Rate
$25.20 /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%
$1,536,280
Cap Rate 7%
$1,097,343
Cap Rate 9%
$853,489
Alternative Uses
Best Use
Multifamily LT 5
$1.10M
$960.2K – $1.28M
NOI $76,814 @ 7.0% cap · market cap 6.95%
Second Best
Apartment 5plus
$984.6K
$861.5K – $1.15M
NOI $68,923 @ 7.0% cap · market cap 6.24%
Theoretical Best
Office A
$1.29M
$1.12M – $1.50M
NOI $89,956 @ 7.0% cap · market cap 8.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
668
Businesses Nearby
Explore this area
Business Placement
Demographics for 98270, WA
51,969
Population
19,840
Households
2.6
Avg Household Size
37
Median Age
23%
College-Educated
93%
High-School Grad
14.3 sq mi
ZIP Area
3,634
Density / Sq Mi
$102,258
Median Household Income
$50,619
Median Earnings
$1,845
Median Rent
$540,000
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 - Updated interiors, dedicated parking, rear storage, and a private outdoor area accompany full occupancy.
Where is this quadplex located?
The property is located at 4617 80th Street NE Marysville, WA.
What is the asking price?
The asking price for this property is $1,105,000.
What are key features of this property?
This property features: Four units totaling 4,608 sq ft on 0.37 acres; Each unit includes 2 bedrooms, 1.5 baths, 2 dedicated parking spaces, a private backyard, and dedicated back storage; Zoned R18MFM with room to add 2 more units
