Executive Suite Office
For Sale
Contact for pricing
82 Washougal River Rd, Washougal, WA 98671
Fully leased office property with flexible executive suites, shared amenities, and full-service one-year leases.
Property Size6,556 SF
Price / SF$189.14
Days on Market86
Property Features for 82 Washougal River Rd
General Information
Standard status
Active
Size
6,556 SF
Total Parking Spaces
8
Property subtype
OFFICE
Occupancy
100%
Additional Details
Opportunity Zone
Yes
Highway Access
Yes
Office Units
16
Amenities
lobby
lunchroom
shared break room
Building Details
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Transworld Business Advisors of Vancouver
(360) 952-3000
Listed By:
Ed Fischer
(360) 281-1394
Source:
Moodyscre
Added: Jul 1
Changed: Sep 19
Last Checked: Sep 22 at 9:46PM
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 Transworld Business Advisors of Vancouver
Investment Insights
Based on property information with market context.
This 6,556-square-foot office building contains 16 executive suites, including 15 individual offices ranging from 90 to 150 SF and one 700 SF, three-room suite. Shared improvements include a lobby and break room on each level, two ADA bathrooms on the first floor, two additional bathrooms upstairs, and four HVAC units. The property is well maintained and currently 100% leased under one-year full-service leases, with lease expirations distributed throughout the year.
The site provides eight unassigned off-street parking spaces along with abundant on-street parking. Access to Hwy 14 is convenient, with the property approximately 20 minutes from PDX and Downtown Vancouver and 30 minutes from Downtown Portland. Downtown Washougal is a couple of blocks away, while the pedestrian tunnel to the Columbia River Front Trail is one block from the building.
An Opportunity Zone designation and staggered lease expirations support both continued occupancy and a phased path for owner-use, subject to lease timing.
The site provides eight unassigned off-street parking spaces along with abundant on-street parking. Access to Hwy 14 is convenient, with the property approximately 20 minutes from PDX and Downtown Vancouver and 30 minutes from Downtown Portland. Downtown Washougal is a couple of blocks away, while the pedestrian tunnel to the Columbia River Front Trail is one block from the building.
An Opportunity Zone designation and staggered lease expirations support both continued occupancy and a phased path for owner-use, subject to lease timing.
Key Highlights
- 6,556 SF office building with 16 executive suites
- 100% leased with 1‑year Full Service Leases
- 15 suites from 90‑150 SF plus one 700 SF 3‑room Suite
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
$86,561
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
6.98%
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%
$1,731,220
$1.7M
Cap Rate 7%
$1,236,586
$1.2M
Cap Rate 9%
$961,789
$961.8K
Market Conditions
NOI Build-Up for 6,556 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
$136.1K $20.76/SF
− Vacancy
−$20.7K −$3.16/SF
EGI
$115.4K $17.60/SF
− OpEx
−$28.9K −$4.40/SF
NOI
$86.6K $13.20/SF
Area
Clark County, WA
Vacancy
15.20%
Lease Rate
$20.76 /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%
$1,731,220
Cap Rate 7%
$1,236,586
Cap Rate 9%
$961,789
Alternative Uses
Best Use
Office B
$1.24M
$1.08M – $1.44M
NOI $86,561 @ 7.0% cap · market cap 6.98%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.60M
$1.40M – $1.86M
NOI $111,804 @ 7.0% cap · market cap 9.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
16
Office units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
404
Businesses Nearby
Explore this area
Business Placement
Demographics for 98671, WA
24,857
Population
9,090
Households
2.7
Avg Household Size
42
Median Age
30%
College-Educated
94%
High-School Grad
81.1 sq mi
ZIP Area
306
Density / Sq Mi
$104,498
Median Household Income
$51,722
Median Earnings
$1,566
Median Rent
$532,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Fully leased office property with flexible executive suites, shared amenities, and full-service one-year leases.
Where is this office building located?
The property is located at 82 Washougal River Rd Washougal, WA.
What is the asking price?
The asking price for this property is $1,240,000.
What are key features of this property?
This property features: 6,556 SF office building with 16 executive suites; 100% leased with 1‑year Full Service Leases; 15 suites from 90‑150 SF plus one 700 SF 3‑room Suite
