Industrial Distribution
For Sale
$3,950,000
501 Stover Rd, Grandview, WA 98930
Comm/Industrial, Grandview, WA
Property Size37,900 SF
Lot Size6.75 Acres
Price / SF$104.22
Days on Market53
Property Features for 501 Stover Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C - Commercial
Lot features
Paved Road
Directions
From I-82, take Exit 73 toward Stover Road/Grandview. Turn west onto Stover Road and continue approximately 0.5 mile. The property will be on the right at 501 Stover Road. Do not disturb occupants; contact the listing broker to arrange access.
Subdivision
13C - Grandview
Standard status
Active
APN
230910-33404
Size
37,900 SF
Lot size
6.75 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
26253
Utilities
Heating system
Space Heater
Water source
Public
Building Details
Year built
1994
Flooring type
Concrete
Building materials
Frame
Roof type
Composition
Listing Agency:
Keller Williams Yakima Valley · Keller Williams Realty
(509) 966-1020
Listed By:
Russ Roberts, · License #26317
(509) 949-2192
Added: Aug 3
Changed: Sep 5
Last Checked: Sep 24 at 7:06AM
MLS# 26-2391
Copyright © 2026 Yakima Association of Realtors. 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.
This industrial distribution facility in Grandview, WA, includes approximately 37,900 square feet of improvements on approximately 6.75 acres. The property offers warehouse, manufacturing, equipment storage, and industrial service functionality, with approximately 15,200 SF dedicated to office and showroom space. Approximately 20-foot clear heights and 18 grade-level loading doors support material handling and facility operations, while the outdoor yard provides additional working area.
The property is immediately adjacent to Interstate 82 Exit 73 at W Stover Road, providing access across Central Washington and connections toward the Tri-Cities, Yakima, Seattle, Portland, and the broader Pacific Northwest freight network. Built in 1994, the improvements feature frame construction, concrete flooring, a composition roof, public water, and space-heater systems.
The property is immediately adjacent to Interstate 82 Exit 73 at W Stover Road, providing access across Central Washington and connections toward the Tri-Cities, Yakima, Seattle, Portland, and the broader Pacific Northwest freight network. Built in 1994, the improvements feature frame construction, concrete flooring, a composition roof, public water, and space-heater systems.
Key Highlights
- Approximately 6.75 acres with approximately 37,900 square feet of improvements
- Approximately 15,200 SF of office/showroom space
- Approximately 20‑foot clear heights
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
$300,373
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
7.60%
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%
$6,007,460
$6.0M
Cap Rate 7%
$4,291,043
$4.3M
Cap Rate 9%
$3,337,478
$3.3M
Market Conditions
NOI Build-Up for 37,900 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
$463.9K $12.24/SF
− Vacancy
−$34.8K −$0.92/SF
EGI
$429.1K $11.32/SF
− OpEx
−$128.7K −$3.40/SF
NOI
$300.4K $7.93/SF
Area
Yakima County, WA
Vacancy
7.50%
Lease Rate
$12.24 /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%
$6,007,460
Cap Rate 7%
$4,291,043
Cap Rate 9%
$3,337,478
Alternative Uses
Best Use
Warehouse
$5.21M
$4.56M – $6.08M
NOI $364,738 @ 7.0% cap · market cap 9.23%
Second Best
Industrial
$4.29M
$3.75M – $5.01M
NOI $300,373 @ 7.0% cap · market cap 7.60%
Theoretical Best
Office A
$7.70M
$6.73M – $8.98M
NOI $538,762 @ 7.0% cap · market cap 13.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
20 ft
Clear height
18
Drive-in doors
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
92
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Distribution center - Warehouse, office, showroom, and outdoor yard areas support distribution and industrial operations.
Where is this distribution center located?
The property is located at 501 Stover Rd Grandview, WA.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: Approximately 6.75 acres with approximately 37,900 square feet of improvements; Approximately 15,200 SF of office/showroom space; Approximately 20‑foot clear heights
