Four-Unit Multifamily
New
For Sale
$1,400,000
8134 212th St SW, Edmonds, WA 98026
Four matching residences offer in-unit laundry, dedicated parking, and recent exterior and roof improvements.
Property Size3,904 SF
Price / SF$358.61
Days on Market2
Property Features for 8134 212th St SW
General Information
Standard status
Active
Size
3,904 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Units
Unit Mix
4 x 2BR/1.75BA
Multifamily Units
4
Amenities
in-unit laundry
Building Details
Year Built
1986
Listing Agency:
KW Greater Seattle
Listed By:
Ray Senn
(206) 632-2636
Source:
Livnserverealestate
Added: Sep 7
Last Checked: Sep 7 at 2:36PM
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 KW Greater Seattle
Investment Insights
Based on property information with market context.
This 1986 multifamily property contains four matching two-bedroom, 1.75-bath residences totaling 3,904 SF. Each unit includes in-unit laundry, while the property provides eight dedicated parking spaces, including four covered spaces. Recent capital work includes a complete roof replacement with new insulation and ventilation in 2021, a new carport roof in 2023, and exterior paint, updated decks, and stair carpeting completed in 2024.
The property is located in Edmonds’ 5 Corners area at 8134 212th St SW. Units B, C, and D are secured by annual leases through August 31, 2027. Unit A is vacant and planned for lease marketing once ready. A utility reimbursement program is identified as an additional operating consideration.
The property is located in Edmonds’ 5 Corners area at 8134 212th St SW. Units B, C, and D are secured by annual leases through August 31, 2027. Unit A is vacant and planned for lease marketing once ready. A utility reimbursement program is identified as an additional operating consideration.
Key Highlights
- Four matching 2BD/1.75BA units totaling 3,904 SF
- Eight dedicated parking spaces, including four covered
- Full roof replacement with new insulation and ventilation completed in 2021
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
$65,079
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
4.65%
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%
$1,301,580
$1.3M
Cap Rate 7%
$929,700
$929.7K
Cap Rate 9%
$723,100
$723.1K
Market Conditions
NOI Build-Up for 3,904 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
$98.4K $25.20/SF
− Vacancy
−$5.4K −$1.39/SF
EGI
$93.0K $23.81/SF
− OpEx
−$27.9K −$7.14/SF
NOI
$65.1K $16.67/SF
Area
Snohomish County, WA
Vacancy
5.50%
Lease Rate
$25.20 /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%
$1,301,580
Cap Rate 7%
$929,700
Cap Rate 9%
$723,100
Alternative Uses
Best Use
Multifamily LT 5
$929.7K
$813.5K – $1.08M
NOI $65,079 @ 7.0% cap · market cap 4.65%
Second Best
Apartment 5plus
$834.2K
$729.9K – $973.2K
NOI $58,393 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$1.09M
$952.7K – $1.27M
NOI $76,213 @ 7.0% cap · market cap 5.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,432
Businesses Nearby
Explore this area
Business Placement
Demographics for 98026, WA
38,610
Population
15,884
Households
2.4
Avg Household Size
43
Median Age
47%
College-Educated
97%
High-School Grad
9.4 sq mi
ZIP Area
4,107
Density / Sq Mi
$124,462
Median Household Income
$63,708
Median Earnings
$1,894
Median Rent
$758,900
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?
Quadplex - Four matching residences offer in-unit laundry, dedicated parking, and recent exterior and roof improvements.
Where is this quadplex located?
The property is located at 8134 212th St SW Edmonds, WA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Four matching 2BD/1.75BA units totaling 3,904 SF; Eight dedicated parking spaces, including four covered; Full roof replacement with new insulation and ventilation completed in 2021
