Two-Building Mixed-Use
For Sale
$5,500,000
8014 NE 13TH Ave, Vancouver, WA 98665
CommercialSale, Vancouver, WA
Property Size21,400 SF
Lot Size2.08 Acres
Price / SF$257.01
Days on Market149
Property Features for 8014 NE 13TH Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GC
Directions
NE 78th Street to NE 13th Avenue, north to the property
Subdivision
_15
Standard status
Active
APN
145235000
Size
21,400 SF
Lot size
2.08 Acres
Taxes and HOA fees
Tax Description
#12#17#71 WM KELLEY DLC 2.08A FOR ASSESSOR USE ONLY A PARCEL OF L
Tax Annual Amount
29748
Legal Description
#12#17#71 WM KELLEY DLC 2.08A FOR ASSESSOR USE ONLY A PARCEL OF L
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Water front features
Creek
Water front
1
Building Details
Year built
2010
Building materials
Block
Roof type
Membrane
Listing Agency:
Windermere Northwest Living · Windermere Real Estate
(360) 253-3600
Listed By:
Mike Lamb
(360) 921-1397
Added: Mar 30
Changed: Aug 25
Last Checked: Aug 25 at 6:06AM
MLS# 253365178
Copyright © 2026 Regional Multiple Listing Services. 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.
This mixed-use commercial property includes two buildings totaling 21,400 square feet on 2.08 acres. The west building contains 10,200 square feet of retail space and was constructed in 2010. The east building has two levels of 5,600 square feet each; the lower level is leased to an office user and includes a garage door, while the upper level is occupied by the owner. The upper space was previously used as a data center and is heated by equipment serving that operation.
The property is located at 8014 NE 13TH Ave in Vancouver, near Hwy 99 and the 78th Street interchange. Building features include block construction, membrane roofing, heat-pump heating and cooling, and a creek along the property.
The property is located at 8014 NE 13TH Ave in Vancouver, near Hwy 99 and the 78th Street interchange. Building features include block construction, membrane roofing, heat-pump heating and cooling, and a creek along the property.
Key Highlights
- Two‑building mixed‑use property totals 21,400 square feet on 2.08 acres
- 10,200‑square‑foot retail building constructed in 2010
- East building includes two 5,600‑square‑foot levels
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
$286,342
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
5.21%
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%
$5,726,840
$5.7M
Cap Rate 7%
$4,090,600
$4.1M
Cap Rate 9%
$3,181,578
$3.2M
Market Conditions
NOI Build-Up for 21,400 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
$493.1K $23.04/SF
− Vacancy
−$34.9K −$1.63/SF
EGI
$458.1K $21.41/SF
− OpEx
−$171.8K −$8.03/SF
NOI
$286.3K $13.38/SF
Area
Vancouver, WA
Vacancy
7.08%
Lease Rate
$23.04 /SF/Yr
Expense Ratio
37.50%
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%
$5,726,840
Cap Rate 7%
$4,090,600
Cap Rate 9%
$3,181,578
Alternative Uses
Best Use
Mixed Use
$4.09M
$3.58M – $4.77M
NOI $286,342 @ 7.0% cap · market cap 5.21%
Second Best
Office B
$3.94M
$3.45M – $4.59M
NOI $275,604 @ 7.0% cap · market cap 5.01%
Theoretical Best
Office A
$5.24M
$4.58M – $6.11M
NOI $366,518 @ 7.0% cap · market cap 6.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,473
Businesses Nearby
Explore this area
Business Placement
Demographics for 98665, WA
28,780
Population
11,894
Households
2.4
Avg Household Size
38
Median Age
29%
College-Educated
93%
High-School Grad
7.4 sq mi
ZIP Area
3,889
Density / Sq Mi
$83,750
Median Household Income
$46,000
Median Earnings
$1,678
Median Rent
$447,700
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?
Mixed-use property - GC-zoned commercial property combines retail, office, and owner-used space across two buildings near a major interchange.
Where is this mixed-use property located?
The property is located at 8014 NE 13TH Ave Vancouver, WA.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: Two‑building mixed‑use property totals 21,400 square feet on 2.08 acres; 10,200‑square‑foot retail building constructed in 2010; East building includes two 5,600‑square‑foot levels
