Mixed-Use Property with Detached
New
For Sale
$475,000
853 E ST, Washougal, WA 98671
CC-zoned property combines a residential house with a detached metal shop and newer roof, siding, and heat pump.
Property Size1,244 SF
Days on Market4
Property Features for 853 E ST
General Information
Standard status
Active
Size
1,244 SF
Property subtype
Commercial
Zoning
CC
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$3,061
Building Details
Building Size
1,244 SF
Year Built
1932
Buildings
2
Listing Agency:
Windermere/Crest Realty Co
Listed By:
Amy Stoller
(360) 518-2882
Source:
Eleeterealestate
Added: Sep 11
Changed: Sep 14
Last Checked: Sep 14 at 2:25PM
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 Windermere/Crest Realty Co
Investment Insights
Based on property information with market context.
Built in 1932, this CC-zoned mixed-use property includes a 1,224-square-foot house with three bedrooms and one bathroom. A detached 24-by-30-foot metal shop sits behind the house and has been converted for daycare use. The property also features a newer roof, siding, and heat pump.
The site is positioned on the main street serving Camas and Washougal, providing a commercial setting for the existing mixed-use improvements. The detached shop offers additional enclosed space alongside the residential structure.
The site is positioned on the main street serving Camas and Washougal, providing a commercial setting for the existing mixed-use improvements. The detached shop offers additional enclosed space alongside the residential structure.
Key Highlights
- CC zoning supports the property’s mixed‑use classification
- 1,224 SF house with 3 bedrooms and 1 bathroom
- Detached 24x30 metal shop
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
$16,645
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
3.50%
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%
$332,900
$332.9K
Cap Rate 7%
$237,786
$237.8K
Cap Rate 9%
$184,944
$184.9K
Market Conditions
NOI Build-Up for 1,244 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
$28.7K $23.04/SF
− Vacancy
−$2.0K −$1.63/SF
EGI
$26.6K $21.41/SF
− OpEx
−$10.0K −$8.03/SF
NOI
$16.6K $13.38/SF
Area
Clark County, 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%
$332,900
Cap Rate 7%
$237,786
Cap Rate 9%
$184,944
Alternative Uses
Best Use
Mixed Use
$237.8K
$208.1K – $277.4K
NOI $16,645 @ 7.0% cap · market cap 3.50%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$303.1K
$265.2K – $353.6K
NOI $21,215 @ 7.0% cap · market cap 4.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
625
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - CC-zoned property combines a residential house with a detached metal shop and newer roof, siding, and heat pump.
Where is this mixed-use property located?
The property is located at 853 E ST Washougal, WA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: CC zoning supports the property’s mixed‑use classification; 1,224 SF house with 3 bedrooms and 1 bathroom; Detached 24x30 metal shop
