Flex Space Building with Roll-Up
For Sale
Contact for pricing
70 Ray Rd, Sunnyside, WA 98944
Flex space building on 2.27 acres with two 10’ roll-up doors and B-2 zoning for light industrial and service uses.
Property Size4,584 SF
Lot Size2.27 Acres
Price / SF$119.98
Days on Market500
Property Features for 70 Ray Rd
General Information
Standard status
Active
Size
4,584 SF
Lot size
2.27 Acres
Property subtype
INDUSTRIAL
Zoning
B-2
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Clear Height
12 ft
Drive-In Doors
2
Power
400 amps
Building Details
Buildings
1
Building Size
4,584 SF
Listing Agency:
Keller Williams Yakima Valley
(509) 594-7989
Listed By:
Russell Roberts, CCIM
(509) 594-7989
Source:
Moodyscre
Added: Mar 31, 2025
Changed: Aug 8
Last Checked: Aug 12 at 12:15PM
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 Keller Williams Yakima Valley
Investment Insights
Based on property information with market context.
Versatile flex space building on 2.27 acres at 70 Ray Rd in Sunnyside, WA. The 4,584 SF building has a newer composition roof, 12’ interior ceilings, two 10’ roll-up doors, and 400 amps of power. Exterior features include a metal exterior with garage access, a paved parking lot, and a partially fenced back lot.
The property is zoned B-2 and offers a broad range of commercial uses, including retail, office, service, and light industrial. It has prime visibility from I-82 and is next to Black Rock Creek Golf Course. The property has been recently annexed into the city limits.
With roll-up access, warehouse/workshop ceiling heights, and substantial electrical service, the space is well suited for an owner-user or tenant looking for a flexible operating layout within a freeway-access location.
The property is zoned B-2 and offers a broad range of commercial uses, including retail, office, service, and light industrial. It has prime visibility from I-82 and is next to Black Rock Creek Golf Course. The property has been recently annexed into the city limits.
With roll-up access, warehouse/workshop ceiling heights, and substantial electrical service, the space is well suited for an owner-user or tenant looking for a flexible operating layout within a freeway-access location.
Key Highlights
- 2.27‑acre commercial property with 4,584 SF flex space building
- Prime visibility from I‑82
- Zoned B‑2 for retail, office, service, and light industrial uses
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
$44,115
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
8.02%
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%
$882,300
$882.3K
Cap Rate 7%
$630,214
$630.2K
Cap Rate 9%
$490,167
$490.2K
Market Conditions
NOI Build-Up for 4,584 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
$56.1K $12.24/SF
− Vacancy
−$4.2K −$0.92/SF
EGI
$51.9K $11.32/SF
− OpEx
−$7.8K −$1.70/SF
NOI
$44.1K $9.62/SF
Area
Yakima County, WA
Vacancy
7.50%
Lease Rate
$12.24 /SF/Yr
Expense Ratio
15.00%
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%
$882,300
Cap Rate 7%
$630,214
Cap Rate 9%
$490,167
Alternative Uses
Best Use
Warehouse
$630.2K
$551.4K – $735.3K
NOI $44,115 @ 7.0% cap · market cap 8.02%
Second Best
Industrial
$519.0K
$454.1K – $605.5K
NOI $36,330 @ 7.0% cap · market cap 6.61%
Theoretical Best
Office A
$930.9K
$814.5K – $1.09M
NOI $65,163 @ 7.0% cap · market cap 11.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12 ft
Clear height
2
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 98944, WA
22,412
Population
6,806
Households
3.3
Avg Household Size
29
Median Age
9%
College-Educated
59%
High-School Grad
544.6 sq mi
ZIP Area
41
Density / Sq Mi
$60,167
Median Household Income
$30,948
Median Earnings
$959
Median Rent
$230,100
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Flex space building on 2.27 acres with two 10’ roll-up doors and B-2 zoning for light industrial and service uses.
Where is this flex space located?
The property is located at 70 Ray Rd Sunnyside, WA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 2.27‑acre commercial property with 4,584 SF flex space building; Prime visibility from I‑82; Zoned B‑2 for retail, office, service, and light industrial uses
