Flex Space with Roll-Up
For Sale
$550,000
70 Ray Rd, Sunnyside, WA 98944
Comm/Industrial, Sunnyside, WA
Property Size4,584 SF
Lot Size2.27 Acres
Price / SF$119.98
Days on Market524
Property Features for 70 Ray Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
B2 - Local Business
Lot features
Fenced Back, Corner
Directions
Take Yakima Valley Blvd SE out of Sunnyside. Property will be on the north side of the road at the intersection of Ray Road and Yakima Valley Blvd.
Subdivision
13J - Sunnyside
Standard status
Active
APN
230905-11402
Size
4,584 SF
Lot size
2.27 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5588
Utilities
Heating system
Oil
Water source
Private
Building Details
Year built
1978
Flooring type
Concrete
Building materials
Frame
Roof type
Composition
Listing Agency:
Keller Williams Yakima Valley · Keller Williams Realty
(509) 966-1020
Listed By:
Russ Roberts, · License #26317
(509) 949-2192
Added: Mar 31, 2025
Changed: Sep 5
Last Checked: Sep 5 at 11:06PM
MLS# 25-934
Copyright © 2026 Yakima Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Located at 70 Ray Road in Sunnyside, this 2.27-acre flex property includes a 4,584-square-foot building constructed in 1978. The frame structure has a metal exterior, concrete flooring, a composition roof, two 10-foot roll-up doors, 12-foot interior ceilings, and 400 amps of power. Additional features include garage access, a paved parking area, and a partially fenced rear lot.
The property is visible from I-82 and is adjacent to Black Rock Creek Golf Course. It was recently annexed into the city limits and carries B-2 zoning, with stated support for retail, office, service, and light industrial uses. Private water and oil heating are also in place.
The property is visible from I-82 and is adjacent to Black Rock Creek Golf Course. It was recently annexed into the city limits and carries B-2 zoning, with stated support for retail, office, service, and light industrial uses. Private water and oil heating are also in place.
Key Highlights
- 2.27‑acre commercial property at 70 Ray Road in Sunnyside, WA
- 4,584‑square‑foot building constructed in 1978
- Two 10' roll‑up doors with 12' interior ceilings
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
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 - B-2 zoning supports retail, office, service, and light industrial 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 at 70 Ray Road in Sunnyside, WA; 4,584‑square‑foot building constructed in 1978; Two 10' roll‑up doors with 12' interior ceilings
