Industrial Property with Office
For Sale
$1,600,000
5838 S Adams St, Tacoma, WA 98409
Two buildings with office and warehouse space for sale.
Property Size7,520 SF
Price / SF$212.77
Days on Market153
Property Features for 5838 S Adams St
General Information
Standard status
Active
Size
7,520 SF
Property subtype
Industrial
Building Details
Building Size
7,520 SF
Year Built
1968
Buildings
1
Listing Agency:
Kidder Mathews - Tacoma
Listed By:
Laura Fox · License #17787
(253) 722-1441
Source:
Kidder
Added: Apr 8
Changed: Sep 6
Last Checked: Jul 30 at 7:26AM
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 Kidder Mathews - Tacoma
Investment Insights
Based on property information with market context.
This property features a central location and is zoned for heavy industrial use (M2). It includes two buildings. The first building offers 6,560 square feet, including 2,260 square feet of office space spread across two floors. The second building provides 960 square feet of storage or warehouse space. Both buildings are equipped with grade-level loading. The property is fenced and gated, presenting a suitable opportunity for an owner-user. Please contact the broker for tours and questions.
Key Highlights
- Heavy industrial zoning (M2)
- Central location
- Two buildings: 6560 SF (includes 2260 SF office) and 960 SF storage/warehouse
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
$121,824
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
7.61%
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%
$2,436,480
$2.4M
Cap Rate 7%
$1,740,343
$1.7M
Cap Rate 9%
$1,353,600
$1.4M
Market Conditions
NOI Build-Up for 7,520 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
$203.0K $27.00/SF
− Vacancy
−$40.6K −$5.40/SF
EGI
$162.4K $21.60/SF
− OpEx
−$40.6K −$5.40/SF
NOI
$121.8K $16.20/SF
Area
Tacoma, WA
Vacancy
20.00%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,436,480
Cap Rate 7%
$1,740,343
Cap Rate 9%
$1,353,600
Alternative Uses
Best Use
Office B
$1.74M
$1.52M – $2.03M
NOI $121,824 @ 7.0% cap · market cap 7.61%
Second Best
Warehouse
$1.40M
$1.22M – $1.63M
NOI $97,769 @ 7.0% cap · market cap 6.11%
Theoretical Best
Office A
$2.31M
$2.02M – $2.70M
NOI $161,800 @ 7.0% cap · market cap 10.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
862
Businesses Nearby
Explore this area
Business Placement
Demographics for 98409, WA
27,840
Population
12,136
Households
2.3
Avg Household Size
33
Median Age
21%
College-Educated
87%
High-School Grad
7.1 sq mi
ZIP Area
3,921
Density / Sq Mi
$71,649
Median Household Income
$43,652
Median Earnings
$1,579
Median Rent
$363,000
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Industrial property - Two buildings with office and warehouse space for sale.
Where is this industrial property located?
The property is located at 5838 S Adams St Tacoma, WA.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Heavy industrial zoning (M2); Central location; Two buildings: **6560 SF (includes 2260 SF office)** and 960 SF storage/warehouse
