Tacoma Industrial Property with Rail
For Sale
$3,100,000
567 East 18th Street, Tacoma, WA 98421
Industrial property in Tacoma with strategic rail access and long-term tenant.
Property Size9,000 SF
Price / SF$344.44
Days on Market141
Property Features for 567 East 18th Street
General Information
Standard status
Active
Size
9,000 SF
Property subtype
Industrial
Listing Agency:
CBRE
(206) 292-6169
Listed By:
Jason Rosauer
(206) 292-6169
Source:
Cbre
Added: Mar 25
Changed: Jul 6
Last Checked: Aug 11 at 10:32AM
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 CBRE
Investment Insights
Based on property information with market context.
Located in Tacoma, this industrial property features convenient rail access, benefiting businesses involved in import and export activities. The location provides connectivity to major transportation routes and is essential to the current tenant's operations. The property includes 1,200 linear feet of UPRR rail track (owned) and 600 feet of BNSF rail leased, which is paid for by the tenant. The property is tailored to meet the specific needs of the tenant’s business. The property includes a 9,000 square foot steel canopy structure. The current tenant, MacMillan-Piper, has a lease through January 2030, providing a long-term lease agreement.
Key Highlights
- Long‑term lease in place with MacMillan‑Piper through January 2030, providing stable income.
- Strategic rail access with 1,200 linear feet of owned UPRR rail track and 600 feet of leased BNSF rail.
- Prime location in Tacoma with excellent connectivity to major transportation routes.
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
$96,362
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
3.11%
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%
$1,927,240
$1.9M
Cap Rate 7%
$1,376,600
$1.4M
Cap Rate 9%
$1,070,689
$1.1M
Market Conditions
NOI Build-Up for 9,000 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
$150.1K $16.68/SF
− Vacancy
−$12.5K −$1.38/SF
EGI
$137.7K $15.30/SF
− OpEx
−$41.3K −$4.59/SF
NOI
$96.4K $10.71/SF
Area
Tacoma, WA
Vacancy
8.30%
Lease Rate
$16.68 /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%
$1,927,240
Cap Rate 7%
$1,376,600
Cap Rate 9%
$1,070,689
Alternative Uses
Best Use
Industrial
$1.38M
$1.20M – $1.61M
NOI $96,362 @ 7.0% cap · market cap 3.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.77M
$2.42M – $3.23M
NOI $193,644 @ 7.0% cap · market cap 6.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
161
Businesses Nearby
Explore this area
Business Placement
Demographics for 98421, WA
1,239
Population
78
Households
15.9
Avg Household Size
34
Median Age
25%
College-Educated
98%
High-School Grad
6.5 sq mi
ZIP Area
191
Density / Sq Mi
$1,273
Median Rent
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - Industrial property in Tacoma with strategic rail access and long-term tenant.
Where is this industrial property located?
The property is located at 567 East 18th Street Tacoma, WA.
What is the asking price?
The asking price for this property is $3,100,000.
What are key features of this property?
This property features: Long‑term lease in place with MacMillan‑Piper through January 2030, providing stable income.; Strategic rail access with 1,200 linear feet of owned UPRR rail track and 600 feet of leased BNSF rail.; Prime location in Tacoma with excellent connectivity to major transportation routes.
