Income-Generating Office/Retail Building For
For Sale
$2,400,000
717 Vandercook Way, Longview, WA 98632
Two-story office/retail building with high visibility and income potential.
Property Size11,562 SF
Lot Size0.49 Acres
Price / SF$207.58
Days on Market920
Property Features for 717 Vandercook Way
General Information
Standard status
Active
Size
11,562 SF
Lot size
0.49 Acres
Listing Agency:
Woodford Commercial RE
(360) 501-5500
Listed By:
Chris Roewe · License #23495
(360) 501-5500
Source:
Exprealty
Added: Feb 14, 2024
Changed: Aug 20
Last Checked: Aug 21 at 9:10AM
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 Woodford Commercial RE
Investment Insights
Based on property information with market context.
This two-story office and retail building offers approximately 11,562 square feet of space, divided into 7 individual spaces. The property benefits from a large parking lot and a rear parking easement. Its corner location provides excellent signage opportunities and high visibility. Most of the spaces have been updated in recent years. The property is offered at a 6.4% CAP Rate. Historically, the building has maintained low vacancy rates, and there is potential for rent increases upon lease renewals. This property is suitable for investment portfolios.
Key Highlights
- Prime corner location with excellent signage and visibility.
- Offered at a 6.4% CAP Rate with great potential upside.
- Historically low vacancy rates.
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
$189,552
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
7.90%
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%
$3,791,040
$3.8M
Cap Rate 7%
$2,707,886
$2.7M
Cap Rate 9%
$2,106,133
$2.1M
Market Conditions
NOI Build-Up for 11,562 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
$305.2K $26.40/SF
− Vacancy
−$52.5K −$4.54/SF
EGI
$252.7K $21.86/SF
− OpEx
−$63.2K −$5.46/SF
NOI
$189.6K $16.39/SF
Area
Cowlitz County, WA
Vacancy
17.20%
Lease Rate
$26.40 /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%
$3,791,040
Cap Rate 7%
$2,707,886
Cap Rate 9%
$2,106,133
Alternative Uses
Best Use
Office B
$2.71M
$2.37M – $3.16M
NOI $189,552 @ 7.0% cap · market cap 7.90%
Second Best
Retail
$1.99M
$1.74M – $2.33M
NOI $139,563 @ 7.0% cap · market cap 5.82%
Theoretical Best
Office A
$3.81M
$3.33M – $4.44M
NOI $266,655 @ 7.0% cap · market cap 11.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,196
Businesses Nearby
Explore this area
Business Placement
Demographics for 98632, WA
50,721
Population
21,787
Households
2.3
Avg Household Size
41
Median Age
16%
College-Educated
90%
High-School Grad
121.4 sq mi
ZIP Area
418
Density / Sq Mi
$64,705
Median Household Income
$40,928
Median Earnings
$1,142
Median Rent
$355,200
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?
Office building - Two-story office/retail building with high visibility and income potential.
Where is this office building located?
The property is located at 717 Vandercook Way Longview, WA.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: Prime corner location with excellent signage and visibility.; Offered at a 6.4% CAP Rate with great potential upside.; Historically low vacancy rates.
