Stabilized Mixed-Use Downtown
For Sale
$1,800,000
830 2ND, Snohomish, WA 98290
Mixed-use property with leased office, warehouse, storage, and two apartments above, plus a separate 1910-built house.
Property Size6,916 SF
Price / SF$260.27
Days on Market126
Property Features for 830 2ND
General Information
Standard status
Active
Size
6,916 SF
Property subtype
Commercial
Occupancy
100%
Additional Details
Cap Rate
6.6%
Road Access
Yes
Multifamily Units
3
Building Details
Year Built
1935
Tenancy
Multi
Listing Agency:
Dave Nelson Real Estate
Listed By:
David L. Nelson
(360) 568-3105
Source:
Century21northhomes
Added: May 5
Changed: Sep 6
Last Checked: Sep 7 at 11:59AM
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 Dave Nelson Real Estate
Investment Insights
Based on property information with market context.
This for-sale mixed-use property includes a commercial building with approximately 2,393 square feet of office space, approximately 1,163 square feet of warehouse space, and approximately 313 square feet of additional storage with convenient rear garage-door access. The commercial space is topped by two residential apartments, each about 900 square feet, providing an on-site residential component above the income-producing ground-level uses.
An updated separate house originally built in 1910 is also included, offering flexibility for continued residential use or office occupancy. The property is located on 2nd Street in downtown Snohomish, with both street parking and on-site parking available.
The property is described as fully leased and generating approximately $12,759 per month in rental income.
An updated separate house originally built in 1910 is also included, offering flexibility for continued residential use or office occupancy. The property is located on 2nd Street in downtown Snohomish, with both street parking and on-site parking available.
The property is described as fully leased and generating approximately $12,759 per month in rental income.
Key Highlights
- Mixed‑use property in historic downtown Snohomish with office, warehouse, storage, and two apartments above the commercial space
- Commercial areas total approx. 2,393 SF office, 1,163 SF warehouse, and 313 SF additional storage with rear garage‑door access
- Two residential apartments above the commercial space, each approx. 900 SF (1,800 SF total)
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
$123,183
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
6.84%
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%
$2,463,660
$2.5M
Cap Rate 7%
$1,759,757
$1.8M
Cap Rate 9%
$1,368,700
$1.4M
Market Conditions
NOI Build-Up for 6,916 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
$189.2K $27.36/SF
− Vacancy
−$25.0K −$3.61/SF
EGI
$164.2K $23.75/SF
− OpEx
−$41.1K −$5.94/SF
NOI
$123.2K $17.81/SF
Area
Snohomish County, WA
Vacancy
13.20%
Lease Rate
$27.36 /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%
$2,463,660
Cap Rate 7%
$1,759,757
Cap Rate 9%
$1,368,700
Alternative Uses
Best Use
Office B
$1.76M
$1.54M – $2.05M
NOI $123,183 @ 7.0% cap · market cap 6.84%
Second Best
Warehouse
$1.25M
$1.09M – $1.46M
NOI $87,443 @ 7.0% cap · market cap 4.86%
Theoretical Best
Office A
$1.93M
$1.69M – $2.25M
NOI $135,013 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,284
Businesses Nearby
Explore this area
Business Placement
Demographics for 98290, WA
37,535
Population
15,348
Households
2.4
Avg Household Size
42
Median Age
38%
College-Educated
95%
High-School Grad
117.5 sq mi
ZIP Area
319
Density / Sq Mi
$129,656
Median Household Income
$68,573
Median Earnings
$1,591
Median Rent
$717,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with leased office, warehouse, storage, and two apartments above, plus a separate 1910-built house.
Where is this mixed-use property located?
The property is located at 830 2ND Snohomish, WA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Mixed‑use property in historic downtown Snohomish with office, warehouse, storage, and two apartments above the commercial space; Commercial areas total approx. 2,393 SF office, 1,163 SF warehouse, and 313 SF additional storage with rear garage‑door access; Two residential apartments above the commercial space, each approx. 900 SF (1,800 SF total)
