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    Industrial Warehouse and Flex Building Title is generated by Realmo AI

    4645 S Swenson Rd, Clayton, WA 99110

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    For Sale
    $4,950,000

    For sale industrial and flex building totaling 55,600 for companies needing warehouse-scale space.

    Type:Investment Opportunity
    Property size:
    55,600 SF
    Price / SF:
    $89/SF
    Added:
    Jun 2, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 3 at 1:54 am

    Property Features for 4645 S Swenson Rd

    General Information

    Standard status
    Active
    Size
    55,600 SF
    Property subtype
    Investment Opportunity

    We can help!

    Listing Contact
    Dave Black, SIOR CCIM

    Listing agent Dave Black, SIOR CCIM

    Listing office

    Listing date Jun 2, 2026

    Source Naiblack

    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 Dave Black, SIOR CCIM

    HighLights

    • Industrial and flex building for sale totaling 55,600 sq ft

    Overview

    This for-sale industrial warehouse and flex building offers a practical layout for users who need functional storage and flexible working areas. With a total building size of 55,600, the property is sized for operational needs that go beyond a small footprint and can support a range of light industrial and distribution-style uses, subject to applicable regulations.

    Located at 4645 S. Swenson Rd in Clayton, WA 99110, the building is positioned as a standalone industrial option for buyers evaluating local space requirements. The property’s overall size makes it a fit for operators looking for room to run day-to-day logistics and workflow within a single facility.

    From a leasing or acquisition perspective, this type of industrial and flex asset typically appeals to businesses that want the flexibility to combine warehousing with workplace needs. If you’re evaluating a larger warehouse-scale facility in the area, this offering provides a clear starting point to explore how your operation could be configured inside a single, purpose-built industrial structure.

    Local Financial Insights For Warehouse

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $473.7k $8.52
    − Vacancy −$46.4k −$0.83
    EGI $427.3k $7.69
    − OpEx −$64.1k −$1.15
    NOI $363.2k $6.53
    55,600 SF · lease $8.52/SF/yr · vacancy 9.80% · expense 15.00%

    Alternative Uses

    Best Use
    Warehouse
    $5.19M
    $4.54M – $6.05M (±1% cap)
    NOI $363,195 @ 7.0% cap · market cap 7.34%
    Second Best
    Industrial
    $4.62M
    $4.04M – $5.39M (±1% cap)
    NOI $323,491 @ 7.0% cap · market cap 6.54%
    Theoretical Best
    Office A
    $14.34M
    $12.55M – $16.74M (±1% cap)
    NOI $1,004,136 @ 7.0% cap · market cap 20.29%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Ray's Lemonade Corporate Office

    Suggested Use

    Garden Center Shopping Center & Mall

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

    Location Insight

    • Map
    • Local Demand
    City
    Clayton
    County
    Stevens
    State
    Washington
    Longitude
    -117.566505
    Latitude
    47.966938

    FAQs

    What type of property is this?
    Warehouse - For sale industrial and flex building totaling 55,600 for companies needing warehouse-scale space.
    Where is this warehouse located?
    The property is located at 4645 S Swenson Rd Clayton, WA.
    What is the asking price?
    The asking price for this property is $4,950,000.
    What are key features of this property?
    This property features: Industrial and flex building for sale totaling 55,600 sq ft
    (509) 622-3535
    We can help!
    Listing Contact
    Dave Black, SIOR CCIM
    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.

    More about this property
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    4645 S. Swenson Rd, Clayton, WA 99110
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