Updated Duplex with
For Sale
$495,000
7505 E Sinto Ave, Spokane Valley, WA 99206
Two-unit property offers refreshed interiors, private outdoor areas, and automated yard sprinklers.
Property Size2,228 SF
Price / SF$222.17
Days on Market10
Property Features for 7505 E Sinto Ave
General Information
Standard status
Active
Size
2,228 SF
Total Parking Spaces
2
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/1.5BA
Multifamily Units
2
Parking per Unit
1
Taxes and HOA fees
Annual Taxes
$3,942
Amenities
deck
patio
auto sprinklers
Building Details
Buildings
1
Listing Agency:
RE/MAX of Spokane
(509) 922-3000
Listed By:
Amy Parrish · License #95626
(509) 389-2605
Source:
Exprealty
Added: Sep 14
Changed: Sep 21
Last Checked: Sep 22 at 8:51PM
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 RE/MAX of Spokane
Investment Insights
Based on property information with market context.
This duplex contains 2,228 square feet with two residences, each offering 2 bedrooms and 1.5 bathrooms. Both units have new flooring, appliances, and interior and exterior paint. A single-car garage, deck, and patio accompany each residence, while the spacious yard is equipped with automatic sprinklers.
The property is located in Spokane Valley within the West Valley School District. Both units are currently vacant, and the property has a history of long-term tenants. Market-based rent rates are projected for the units.
The property is located in Spokane Valley within the West Valley School District. Both units are currently vacant, and the property has a history of long-term tenants. Market-based rent rates are projected for the units.
Key Highlights
- 2,228‑square‑foot duplex with two 2‑bedroom, 1.5‑bath units
- New flooring, appliances, and interior and exterior paint in both units
- Each unit includes a single‑car garage, deck, and patio
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
$19,317
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
3.90%
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%
$386,340
$386.3K
Cap Rate 7%
$275,957
$276.0K
Cap Rate 9%
$214,633
$214.6K
Market Conditions
NOI Build-Up for 2,228 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
$29.4K $13.20/SF
− Vacancy
−$1.8K −$0.81/SF
EGI
$27.6K $12.39/SF
− OpEx
−$8.3K −$3.72/SF
NOI
$19.3K $8.67/SF
Area
Spokane Valley, WA
Vacancy
6.17%
Lease Rate
$13.20 /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%
$386,340
Cap Rate 7%
$275,957
Cap Rate 9%
$214,633
Alternative Uses
Best Use
Multifamily LT 5
$276.0K
$241.5K – $322.0K
NOI $19,317 @ 7.0% cap · market cap 3.90%
Second Best
Apartment 5plus
$255.3K
$223.4K – $297.9K
NOI $17,874 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$484.0K
$423.5K – $564.7K
NOI $33,880 @ 7.0% cap · market cap 6.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
249
Businesses Nearby
Explore this area
Business Placement
Demographics for 99206, WA
39,842
Population
17,339
Households
2.3
Avg Household Size
39
Median Age
28%
College-Educated
95%
High-School Grad
23.4 sq mi
ZIP Area
1,703
Density / Sq Mi
$75,538
Median Household Income
$42,018
Median Earnings
$1,174
Median Rent
$362,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property offers refreshed interiors, private outdoor areas, and automated yard sprinklers.
Where is this duplex located?
The property is located at 7505 E Sinto Ave Spokane Valley, WA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 2,228‑square‑foot duplex with two 2‑bedroom, 1.5‑bath units; New flooring, appliances, and interior and exterior paint in both units; Each unit includes a single‑car garage, deck, and patio
