Retail Office Building with On-Site
For Sale
Contact for pricing
6020 PACIFIC AVE SE LACEY WA 98503, Lacey, WA 98503
Flexible retail/office building with direct major-arterial frontage and ample on-site parking in Lacey.
Property Size16,036 SF
Price / SF$311.17
Days on Market22
Property Features for 6020 PACIFIC AVE SE LACEY WA 98503
General Information
Standard status
Active
Size
16,036 SF
Class
A
Property subtype
Retail
Occupancy
100%
Lease Type
Net
Net Operating Income
$286,573
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Units
11
Tenancy
Multi
Listing Agency:
J & Ss Investments Inc
Listed By:
Andrew Hong · License #45174
Source:
Crexi
Added: Jul 19
Changed: Aug 8
Last Checked: Aug 8 at 10:15AM
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 J & Ss Investments Inc
Investment Insights
Based on property information with market context.
Located at 6020 Pacific Avenue SE in Lacey, WA, this retail/office commercial building offers a flexible layout designed to accommodate a variety of commercial uses. The property includes ample on-site parking and provides direct frontage along a major arterial.
The site is positioned along one of Lacey’s highest-traffic corridors, with convenient access to I-5 and Martin Way, and it sits within a broader retail trade area surrounded by retailers and established service businesses.
Zoning supports a wide range of uses, including retail, service, medical/dental, professional office, and specialty commercial, providing options for an owner-operator, tenant, or long-term hold.
The site is positioned along one of Lacey’s highest-traffic corridors, with convenient access to I-5 and Martin Way, and it sits within a broader retail trade area surrounded by retailers and established service businesses.
Zoning supports a wide range of uses, including retail, service, medical/dental, professional office, and specialty commercial, providing options for an owner-operator, tenant, or long-term hold.
Key Highlights
- Flexible retail/office commercial building with direct frontage on Pacific Ave SE in Lacey.
- Zoning supports retail, service, medical/dental, professional office, and specialty commercial uses.
- Ample on‑site parking for tenants and customers.
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
$208,866
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
4.19%
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%
$4,177,320
$4.2M
Cap Rate 7%
$2,983,800
$3.0M
Cap Rate 9%
$2,320,733
$2.3M
Market Conditions
NOI Build-Up for 16,036 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
$346.4K $21.60/SF
− Vacancy
−$67.9K −$4.23/SF
EGI
$278.5K $17.37/SF
− OpEx
−$69.6K −$4.34/SF
NOI
$208.9K $13.02/SF
Area
Thurston County, WA
Vacancy
19.60%
Lease Rate
$21.60 /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%
$4,177,320
Cap Rate 7%
$2,983,800
Cap Rate 9%
$2,320,733
Alternative Uses
Best Use
Office B
$2.98M
$2.61M – $3.48M
NOI $208,866 @ 7.0% cap · market cap 4.19%
Second Best
Retail
$2.77M
$2.42M – $3.23M
NOI $193,567 @ 7.0% cap · market cap 3.88%
Theoretical Best
Office A
$4.70M
$4.11M – $5.48M
NOI $328,674 @ 7.0% cap · market cap 6.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
441
Businesses Nearby
Explore this area
Business Placement
Demographics for 98503, WA
40,346
Population
18,375
Households
2.2
Avg Household Size
38
Median Age
31%
College-Educated
93%
High-School Grad
11.1 sq mi
ZIP Area
3,635
Density / Sq Mi
$87,515
Median Household Income
$47,554
Median Earnings
$1,673
Median Rent
$407,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Flexible retail/office building with direct major-arterial frontage and ample on-site parking in Lacey.
Where is this retail space located?
The property is located at 6020 PACIFIC AVE SE LACEY WA 98503 Lacey, WA.
What is the asking price?
The asking price for this property is $4,990,000.
What are key features of this property?
This property features: Flexible retail/office commercial building with direct frontage on Pacific Ave SE in Lacey.; Zoning supports retail, service, medical/dental, professional office, and specialty commercial uses.; Ample on‑site parking for tenants and customers.
