Downtown Retail
For Sale
$2,895,000
542 Main Street, Edmonds, WA 98020
Historic Reliable Flooring Building offers 7,560 sq ft of flexible commercial space in downtown Edmonds.
Property Size7,560 SF
Price / SF$382.94
Days on Market99
Property Features for 542 Main Street
General Information
Standard status
Active
Size
7,560 SF
Property subtype
Commercial Industrial
Additional Details
Business Included
No
Taxes and HOA fees
Annual Taxes
$15,074
Building Details
Year Built
1893
Listing Agency:
Windermere Real Estate GH LLC
Listed By:
Adam E. Cobb · License #100973
(206) 854-9454
Source:
Adamcobb
Added: Jun 5
Changed: Sep 8
Last Checked: Sep 10 at 8:10AM
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 Windermere Real Estate GH LLC
Investment Insights
Based on property information with market context.
The iconic Reliable Flooring Building presents 7,560 sq ft of highly versatile commercial space in the heart of downtown Edmonds. The building is described as a historic landmark property, offering flexibility for a range of potential uses such as retail, gallery, office, or other mixed-use concepts.
The property is located on Main Street in downtown Edmonds, positioned as one of the most visible, high-traffic addresses in the Edmonds Bowl area. It is adjacent to Main Street Commons and described as steps from the central city fountain, with access supported by pedestrian and parking infrastructure.
This offering is presented as a centrally located, limited-supply opportunity for buyers seeking a large footprint in downtown Edmonds.
The property is located on Main Street in downtown Edmonds, positioned as one of the most visible, high-traffic addresses in the Edmonds Bowl area. It is adjacent to Main Street Commons and described as steps from the central city fountain, with access supported by pedestrian and parking infrastructure.
This offering is presented as a centrally located, limited-supply opportunity for buyers seeking a large footprint in downtown Edmonds.
Key Highlights
- Historic Reliable Flooring Building offers 7,560 sq ft of flexible commercial space in downtown Edmonds
- Landmark building on a highly visible, high‑traffic downtown address in the Edmonds Bowl
- Adjacent to Main Street Commons and steps from the central city fountain
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
$106,534
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
3.68%
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%
$2,130,680
$2.1M
Cap Rate 7%
$1,521,914
$1.5M
Cap Rate 9%
$1,183,711
$1.2M
Market Conditions
NOI Build-Up for 7,560 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
$163.3K $21.60/SF
− Vacancy
−$11.1K −$1.47/SF
EGI
$152.2K $20.13/SF
− OpEx
−$45.7K −$6.04/SF
NOI
$106.5K $14.09/SF
Area
Snohomish County, WA
Vacancy
6.80%
Lease Rate
$21.60 /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%
$2,130,680
Cap Rate 7%
$1,521,914
Cap Rate 9%
$1,183,711
Alternative Uses
Best Use
Retail
$1.52M
$1.33M – $1.78M
NOI $106,534 @ 7.0% cap · market cap 3.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.11M
$1.84M – $2.46M
NOI $147,585 @ 7.0% cap · market cap 5.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,865
Businesses Nearby
32k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 41%
Dining 32%
Apparel 16%
Hotels & Casinos 11%
Top Pot Doughnuts
Dining
9,973 visits/mo
0.4 miles
Chase Bank
Shops & Services
6,192 visits/mo
0.2 miles
Claire's
Apparel
5,144 visits/mo
0.2 miles
Bank of America
Shops & Services
3,698 visits/mo
0.2 miles
Best Western Plus Edmonds Harbor Inn
Hotels & Casinos
3,418 visits/mo
0.4 miles
Demographics for 98020, WA
20,236
Population
9,379
Households
2.2
Avg Household Size
52
Median Age
60%
College-Educated
98%
High-School Grad
5.2 sq mi
ZIP Area
3,892
Density / Sq Mi
$122,243
Median Household Income
$73,725
Median Earnings
$1,894
Median Rent
$959,200
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 Retail in West region
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Frequently Asked Questions
What type of property is this?
Retail space - Historic Reliable Flooring Building offers 7,560 sq ft of flexible commercial space in downtown Edmonds.
Where is this retail space located?
The property is located at 542 Main Street Edmonds, WA.
What is the asking price?
The asking price for this property is $2,895,000.
What are key features of this property?
This property features: Historic Reliable Flooring Building offers 7,560 sq ft of flexible commercial space in downtown Edmonds; Landmark building on a highly visible, high‑traffic downtown address in the Edmonds Bowl; Adjacent to Main Street Commons and steps from the central city fountain
