6-Resident Assisted Living
For Sale
$1,000,000
SPOKANE VALLEY, WA 99212, Spokane Valley, WA 99212
Multi Family, Contemporary, SPOKANE VALLEY, WA
Property Size3,948 SF
Lot Size0.35 Acres
Price / SF$253.29
Days on Market119
Property Features
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Rooms
Basement
Parking features
Parking Lot
Basement
Full, Walk-Out Access
Lot features
Paved, Common Area, Fenced Backyard, Garden Space, Landscaped, Level
Directions
Not Disclosed
Subdivision
O1 - Spokane County
Standard status
Active
Size
3,948 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ORCHARD AVE ADD S105.75FT OF N211.50FT OF B46
Legal Description
ORCHARD AVE ADD S105.75FT OF N211.50FT OF B46
Utilities
Heating system
Electric (Heating), Forced Air
Cooling system
Central Air
Amenities
patio
deck
back yard
large shop
Building Details
Year built
1976
Floors in Building
2
Roof type
Composition
Architectural style
Contemporary
Listing Agency:
RE/MAX INLAND EMPIRE
(509) 232-0824
Listed By:
Mindy Jo Lyons · License #22019979
(509) 710-9466
Added: Apr 30
Changed: Aug 24
Last Checked: Aug 26 at 7:06AM
MLS# 46342
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.
Investment Insights
Based on property information with market context.
This contemporary assisted living facility is a 3,948-square-foot property on 0.35 acres, built in 1976. The licensed home accommodates up to 6 residents in private rooms and includes 9 bedrooms, 4.5 bathrooms, office space, staff accommodations, and an owner suite with a walk-in closet and ensuite bath. Common areas, a patio, deck, backyard, and large shop support both resident comfort and day-to-day operations.
The property has central air, forced-air and electric heating, a composition roof, a parking lot, and a basement. Its setting provides access to I-90 and the North-South Corridor. The facility has served as an adult care home for over 30 years and is equipped to meet state licensing requirements.
The property has central air, forced-air and electric heating, a composition roof, a parking lot, and a basement. Its setting provides access to I-90 and the North-South Corridor. The facility has served as an adult care home for over 30 years and is equipped to meet state licensing requirements.
Key Highlights
- Licensed adult care home accommodating up to 6 residents
- 9 bedrooms and 4.5 bathrooms within 3,948 square feet
- All resident rooms are private
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
$34,229
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
3.42%
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%
$684,580
$684.6K
Cap Rate 7%
$488,986
$489.0K
Cap Rate 9%
$380,322
$380.3K
Market Conditions
NOI Build-Up for 3,948 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
$52.1K $13.20/SF
− Vacancy
−$3.2K −$0.81/SF
EGI
$48.9K $12.39/SF
− OpEx
−$14.7K −$3.72/SF
NOI
$34.2K $8.67/SF
Area
Spokane Valley, WA
Vacancy
6.17%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
30.00%
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%
$684,580
Cap Rate 7%
$488,986
Cap Rate 9%
$380,322
Alternative Uses
Best Use
Multifamily LT 5
$489.0K
$427.9K – $570.5K
NOI $34,229 @ 7.0% cap · market cap 3.42%
Second Best
Apartment 5plus
$452.5K
$395.9K – $527.9K
NOI $31,672 @ 7.0% cap · market cap 3.17%
Theoretical Best
Office A
$857.6K
$750.4K – $1.00M
NOI $60,035 @ 7.0% cap · market cap 6.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
420
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Valley House Assisted Living — 401 S Eastern Rd, Spokane Valley, WA 99212
- Embracing Hearts AFH LLC — 208 S Coleman Rd, Spokane Valley, WA 99212
- Autumn Years — 7121 E 2nd Ave, Spokane Valley, WA 99212
Frequently Asked Questions
What type of property is this?
Assisted living facility - Licensed adult care home with private resident rooms, staff accommodations, and owner living space.
Where is this assisted living facility located?
The property is located at 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 accommodating up to 6 residents; 9 bedrooms and 4.5 bathrooms within 3,948 square feet; All resident rooms are private
