Mt. Rainier View
For Sale
$674,500
735 Crystal Springs Rd NW, Yelm, WA 98597
Two-unit residential property with fenced outdoor areas, garages, covered porches, and a flexible owner-occupancy arrangement.
Property Size2,718 SF
Price / SF$248.16
Days on Market22
Property Features for 735 Crystal Springs Rd NW
General Information
Standard status
Active
Size
2,718 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
ready for your updates and personal touches
Units
Multifamily Units
2
Parking per Unit
1
Additional Details
Highway Access
Yes
Amenities
fenced back yard
covered porches
laundry on main floor
Building Details
Year Built
2003
Listing Agency:
John L. Scott/Yelm
(360) 458-4200
Listed By:
Kris Hart · License #107505
Source:
Chehalisvalleyrealty
Added: Aug 8
Changed: Aug 29
Last Checked: Aug 25 at 4:16AM
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 John L. Scott/Yelm
Investment Insights
Based on property information with market context.
Built in 2003, this duplex contains two residential units totaling 2,718 square feet. Each unit includes three bedrooms, a full bathroom, a primary en suite bathroom, and a half bath on the main level. Main-floor features include laundry, pantry shelving, cupboards, a gas range, furnace, and water heater. Both units also offer a one-car garage, front and rear covered porches, and a large fenced backyard with Mt. Rainier views.
The property is located at 735 Crystal Springs Rd NW in Yelm, near the bypass and the city’s schools, restaurants, movie theatre, specialty shops, parks, and lakes. The 735 side has a newer dishwasher and updated bedroom light fixtures with ceiling fans. The units are positioned for updates and individual customization.
The property is located at 735 Crystal Springs Rd NW in Yelm, near the bypass and the city’s schools, restaurants, movie theatre, specialty shops, parks, and lakes. The 735 side has a newer dishwasher and updated bedroom light fixtures with ceiling fans. The units are positioned for updates and individual customization.
Key Highlights
- Duplex totaling 2,718 square feet, built in 2003
- Each unit has 3 bedrooms, a full bath, primary en suite bath, and main‑level half bath
- One‑car garage, covered front and rear porches, and large fenced backyard for each unit
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
$36,969
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
5.48%
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%
$739,380
$739.4K
Cap Rate 7%
$528,129
$528.1K
Cap Rate 9%
$410,767
$410.8K
Market Conditions
NOI Build-Up for 2,718 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
$55.4K $20.40/SF
− Vacancy
−$2.6K −$0.97/SF
EGI
$52.8K $19.43/SF
− OpEx
−$15.8K −$5.83/SF
NOI
$37.0K $13.60/SF
Area
Thurston County, WA
Vacancy
4.75%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
30.00%
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%
$739,380
Cap Rate 7%
$528,129
Cap Rate 9%
$410,767
Alternative Uses
Best Use
Multifamily LT 5
$528.1K
$462.1K – $616.2K
NOI $36,969 @ 7.0% cap · market cap 5.48%
Second Best
Apartment 5plus
$486.9K
$426.1K – $568.1K
NOI $34,084 @ 7.0% cap · market cap 5.05%
Theoretical Best
Office A
$795.8K
$696.4K – $928.5K
NOI $55,708 @ 7.0% cap · market cap 8.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
390
Businesses Nearby
Explore this area
Business Placement
Demographics for 98597, WA
27,233
Population
10,108
Households
2.7
Avg Household Size
35
Median Age
23%
College-Educated
91%
High-School Grad
111.0 sq mi
ZIP Area
245
Density / Sq Mi
$92,120
Median Household Income
$50,829
Median Earnings
$1,441
Median Rent
$423,200
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with fenced outdoor areas, garages, covered porches, and a flexible owner-occupancy arrangement.
Where is this duplex located?
The property is located at 735 Crystal Springs Rd NW Yelm, WA.
What is the asking price?
The asking price for this property is $674,500.
What are key features of this property?
This property features: Duplex totaling 2,718 square feet, built in 2003; Each unit has 3 bedrooms, a full bath, primary en suite bath, and main‑level half bath; One‑car garage, covered front and rear porches, and large fenced backyard for each unit
