Ranch Adult Care
For Sale
$1,000,000
Adult Care Home Spokane Rd, Spokane Valley, WA 99212
MULTI_FAMILY - Ranch - Spokane Valley, WA
Property Size4,173 SF
Lot Size0.36 Acres
Price / SF$239.64
Days on Market116
Property Features for Adult Care Home Spokane Rd
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Zoning
R
Bedrooms
9
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 8, Bathroom 5, Bedroom 3, Bathroom 4, Bedroom 9, Bedroom 7, Bedroom 4, Bathroom 3, Bedroom 2, Bedroom 5, Bedroom 6
Parking
6
Parking features
Oversize, RV, Open
Patio and Porch features
Patio, Deck
Interior features
Hot Water, Smart Thermostat, Pantry
Fireplace
1
Basement
Walk-Out Access, Full, Finished
Appliances
Free-Standing Range, Dishwasher, Refrigerator, Disposal, Microwave, Washer, Dryer
Subdivision
ORCH1
Lot features
Fenced Yard, Sprinkler - Automatic, Sprinkler - Partial, Treed, Level, Secluded, Oversized Lot
Elementary school
Orchard Center
Middle school
Centennial
High school
West Valley
Elementary school district
West Valley
Directions
Not Disclosed.
Standard status
Active
APN
45063.3212
Size
4,173 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Annual Amount
6540
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Wall Unit(s), Central Air
Building Details
Year built
1976
Floors in Building
2
Number of units
2
Building materials
Wood Siding
Roof type
Composition
Architectural style
Ranch
Additional Structures
Guest House
Listing Agency:
RE/MAX Inland Empire · RE/MAX International
(509) 232-0824
Listed By:
Mindy Jo Lyons · License #22019979
(509) 879-1128
Added: Apr 30
Changed: Aug 7
Last Checked: Aug 23 at 12:06AM
MLS# 202616391
Copyright © 2026 Spokane Association of REALTORS®. 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.
Ranch-style adult care home licensed to accommodate up to 6 residents, with all private rooms and an owner can live on site. The home is 4,173 square feet on a 0.36-acre lot and was built in 1976. Interior layout includes 9 bedrooms and 4.5 bathrooms, along with welcoming common areas and office space.
The property includes dedicated staff accommodations, and outdoor amenities such as a patio, deck, and back yard. Additional storage is supported by a large shop on the property. The home has been furnished, and includes appliances, supplies, and other essentials to continue operations.
Operational features include natural gas forced-air heating with central air and wall unit(s) for cooling. Interior highlights include hot water, a smart thermostat, and a pantry. Parking is available with oversized, open, and RV spaces, and there is a fireplace on site. The property is equipped to meet state licensing requirements.
The property includes dedicated staff accommodations, and outdoor amenities such as a patio, deck, and back yard. Additional storage is supported by a large shop on the property. The home has been furnished, and includes appliances, supplies, and other essentials to continue operations.
Operational features include natural gas forced-air heating with central air and wall unit(s) for cooling. Interior highlights include hot water, a smart thermostat, and a pantry. Parking is available with oversized, open, and RV spaces, and there is a fireplace on site. The property is equipped to meet state licensing requirements.
Key Highlights
- Licensed adult care home for up to 6 residents with all private rooms
- 4,173 SF home on a 0.36‑acre lot built in 1976
- 9 bedrooms and 4.5 bathrooms, including an updated primary 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
$33,477
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
3.35%
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%
$669,540
$669.5K
Cap Rate 7%
$478,243
$478.2K
Cap Rate 9%
$371,967
$372.0K
Market Conditions
NOI Build-Up for 4,173 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
$65.1K $15.60/SF
− Vacancy
−$4.2K −$1.01/SF
EGI
$60.9K $14.59/SF
− OpEx
−$27.4K −$6.56/SF
NOI
$33.5K $8.02/SF
Area
Spokane Valley, WA
Vacancy
6.50%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
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%
$669,540
Cap Rate 7%
$478,243
Cap Rate 9%
$371,967
Alternative Uses
Best Use
Apartment 5plus
$478.2K
$418.5K – $558.0K
NOI $33,477 @ 7.0% cap · market cap 3.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$906.5K
$793.2K – $1.06M
NOI $63,456 @ 7.0% cap · market cap 6.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
338
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 99212, WA
21,672
Population
9,496
Households
2.3
Avg Household Size
41
Median Age
27%
College-Educated
93%
High-School Grad
12.3 sq mi
ZIP Area
1,762
Density / Sq Mi
$66,250
Median Household Income
$39,829
Median Earnings
$1,184
Median Rent
$314,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Licensed adult care home with private rooms for up to 6 residents, plus owner on-site living option.
Where is this assisted living facility located?
The property is located at Adult Care Home Spokane Rd Spokane Valley, WA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Licensed adult care home for up to 6 residents with all private rooms; 4,173 SF home on a 0.36‑acre lot built in 1976; 9 bedrooms and 4.5 bathrooms, including an updated primary suite
