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    Riverfront Agricultural Land Parcel Title is generated by Realmo AI

    NKN HWY 20, Cusick, WA 99119

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    Claim this Listing
    For Sale
    $825,000

    LAND - CUSICK, WA

    Lot size:
    101.35 Acres
    Added:
    Feb 4, 2026
    Days on Market:
    120
    Last Refresh:
    Jun 4 at 3:06 am

    Property Features for NKN HWY 20

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    433732110001, 433729430001
    Lot size
    101.35 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    3-70 F2 C3 N1/2NE1/4 EAST OF R R: LESS PT AS PER RS 20230353483 32-37-43

    Utilities

    Water source
    Well
    Water front features
    River Front

    We can help!

    Listing Contact
    Alicia Haney
    Alicia Haney

    Listing agent Alicia Haney License #139816

    Listing office CENTURY 21, Kelly Davis 612 S. MAIN, COLVILLE, WA

    Listing date Feb 4, 2026

    MLS# 45479 Listing URL

    Copyright © 2026 Northeast Washington Association of Realtor MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 101‑acre Pend Oreille River waterfront property with over 0.6 miles of frontage along Tiger Slough
    • 34 acres enrolled in designated forest land, plus 67 acres with potential for agricultural tax classification
    • Land has been used for triticale hay and grass hay crops for many years and is fenced
    • Dug well on site provides water
    • Timbered portion has been cleaned up and includes a park‑like setting
    • Numerous potential building sites with privacy and space

    Overview

    This for-sale riverfront land parcel totals 101.35 acres and is divided into two primary areas. Approximately 34 acres are enrolled in designated forest land, while the remaining 67 acres are described as potentially suited for agricultural tax classification. The property has long supported triticale hay and grass hay production and is fenced for agricultural use. A dug well is in place, and there are numerous potential building sites across the acreage, with the layout designed to preserve privacy and provide space for future development. The timbered portion has also been cleaned up and is described as a park-like setting.

    The land offers over 0.6 miles of frontage along Tiger Slough on the Pend Oreille River. It is located in the Cusick area of Pend Oreille County, Washington.

    For buyers seeking productive farmland with waterfront access, the combination of fenced agricultural ground, existing water service via a dug well, and multiple potential building areas may support a range of owner-user plans. The enrollment of a portion of the acreage in designated forest land, along with the identified potential for agricultural tax classification, may also be of interest to buyers evaluating tax-conscious ownership options alongside agricultural operations.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Cusick
    County
    Pend Oreille
    State
    Washington
    Longitude
    -117.394
    Latitude
    48.4777

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    FAQs

    What type of property is this?
    Waterfront Land - 101-acre property with Pend Oreille River waterfront, fenced hay ground, and a dug well with flexible build sites.
    Where is this waterfront land located?
    The property is located at NKN HWY 20 Cusick, WA.
    What is the asking price?
    The asking price for this property is $825,000.
    What are key features of this property?
    This property features: 101‑acre Pend Oreille River waterfront property with over 0.6 miles of frontage along Tiger Slough; 34 acres enrolled in designated forest land, plus 67 acres with potential for agricultural tax classification; Land has been used for triticale hay and grass hay crops for many years and is fenced
    (509) 951-7239
    We can help!
    Listing Contact
    Alicia Haney
    Alicia Haney
    Real Estate License ID: 139816
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    NKN HWY 20, CUSICK, WA 99119
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