504 West Main Street, Auburn, WA | Commercial Investment Property

Aerial view of 504 W Main Street Auburn WA and SR-167 corridor

504 W Main St · BNSF Rail Corridor Left · SR-167 Interchange Lower Right · Industrial Corridor Lower Left

$550KAsking Price

8,710Lot Sq Ft

134×65Dimensions (ft)

$3,160Annual Taxes

3Parking Sides

C / LIZoning

0.2 miTo Sounder Rail

As-IsBuilding Condition

Investment Thesis

A Logistics-Positioned Parcel at a Below-Market Price

This is a land and infrastructure play on Auburn's SR-167 freight corridor, one of the Pacific Northwest's primary industrial arterials. The 0.20-acre parcel carries Commercial / Light Industrial zoning, three-sided vehicle access including confirmed semi-truck-capable capacity, a high-clearance two-bay garage operational today, and a small loading dock. Annual taxes of $3,160 on a $550,000 ask reflect a King County assessment of $250,200, the gap between assessed and ask represents real upside for a buyer who understands this corridor. Comparable C/LI zoned parcels with equivalent SR-167 corridor access in Renton trade at a significant premium. Auburn's completed Environmental Impact Statement eliminates additional SEPA review, and city development fees have been frozen since 2009. The building is an additional asset, offered as-is.

Property Details

Site, Access & Conditions

Two-bay detached garage with high-clearance roll-up doors

Historically used to store a boat, full-size truck, and multiple snowmobiles simultaneously. Ceiling height well exceeds standard residential clearance. Operational today without improvement.

✓ High open-beam ceiling, oversized vehicle clearance
✓ Two full-width roll-up doors
✓ Electrical service installed
✓ Full-length workbench along one wall
✓ Two barred security windows
✓ Semi-truck-capable parking immediately adjacent
✓ Small loading dock at rear of main building
✓ Retainable under most redevelopment scenarios

Parcel Number	192105-9237
Legal Description	Auburn W 65 ft of E 130 ft of N 134 ft of NW¼ of SE¼ Less St
Lot Size	8,710 SF / 0.20 Acres
Dimensions	134 ft × 65 ft
Zoning	Commercial / Light Industrial / Residential
Structure	Wood frame, post and pier foundation
Parking	Three sides, West Main Street frontage, side street, rear lot
Commercial Vehicle Access	Semi-truck-capable parking confirmed, side lot in active informal use
Loading	Small loading dock at rear of main building
Annual Tax (2024)	$3,160
Current Assessment	$250,200
Terms	Cash or Conventional · Building offered as-is

Ground Floor, Commercial

Use	Retail / light industrial / office
Ceiling	Drop ceiling installed; original high wood plank ceiling intact above, undisturbed since original construction
Flooring	Original fir floors beneath current surface
Entry	West Main Street frontage

Upper Floor, Apartment

Layout	Kitchen, living area, bedroom, closet
Bathroom	Located on ground floor
Water	Not currently connected; infrastructure present
Potential	Live/work, rental income, owner-operator

Upper apartment vaulted ceiling and built-in storage

Upper apartment · Vaulted ceiling · Built-in storage

Located one block from SR-167, Auburn's primary freight arterial serving the Green River Valley industrial corridor, the densest concentration of warehouse and distribution infrastructure in the Pacific Northwest. Amazon, IKEA, REI, Costco, UPS, and FedEx regional distribution operations all run this corridor. The property currently serves as an informal rest stop for commercial drivers. Auburn Municipal Airport is approximately two miles away, providing general aviation access with a 5,000-foot runway.

SR-167 Access	~1 block, primary Green River Valley freight arterial
Highway 18	Direct via SR-167 interchange
I-5	~5 miles via SR-167 or Hwy 18
Semi-truck-capable parking	Confirmed, side lot accommodates semi-trucks and dump trucks
Loading dock	Small dock at rear of main building, see photo below
Rail crossing bypass	Multiple routes bypass BNSF crossing and downtown congestion
Auburn Municipal Airport	~2 miles · General aviation · 5,000 ft runway
Port of Tacoma	~30 miles via I-5 South

Rear entry and loading dock at 504 W Main Street

Rear of building · Small loading dock

Seller Disclosure, Known Material Conditions

Roof requires replacement, active leaks present
Post and pier foundation
Electrical panel outdated, not updated
Interior stairs require rebuilding
Water service not currently connected, infrastructure present
Several windows boarded, vandalism damage
Upper apartment bathroom located on ground floor

Property offered strictly as-is. Seller makes no representations beyond the above. Buyers are advised to conduct independent inspection and due diligence prior to offer. Most redevelopment scenarios assume full or partial demolition of the main structure, with the detached garage retained as a separate operational asset.

Original fir floors and high wood plank ceilings remain intact above the existing drop ceiling, undisturbed since original construction. Original moldings and banisters are present throughout. These elements carry value for buyers pursuing adaptive reuse or historic rehabilitation tax credits.

MFTE Property Tax Exemption8 or 12 YearsWashington State Multifamily Housing Tax Exemption (MFTE), locally administered by Auburn. Exempts the value of newly constructed residential improvements, not the land, for qualifying multifamily projects of 4+ units.

Construction Sales Tax RefundUp to $100,000Direct reduction in build cost for eligible projects.

Development Fee ReductionUp to 50%Reduction in land use, building permit, and other fees for qualifying downtown projects.

Fee Schedule FrozenSince 2009Building, engineering, and land use fees unchanged. Developer certainty unavailable in most King County cities.

Fee Payment TimingAt CO IssuanceFees payable at Certificate of Occupancy, not at permit issuance. Improved cash flow during construction.

SEPA Environmental ReviewCompleteDowntown EIS completed, no additional environmental review required for qualifying projects.

Understanding the MFTE, What It Actually Covers

Washington's Multifamily Housing Tax Exemption (MFTE) is a state-authorized program under RCW 84.14, administered locally by cities including Auburn. The 8-year exemption requires no affordable housing component, any market-rate multifamily project of four or more residential units may qualify. The 12-year exemption requires that at least 20% of units be affordable to low- and moderate-income households.

The exemption applies to the value of newly constructed residential improvements only, not the land, not retail portions, not existing structures. For mixed-use development, residential use must make up at least 50% of the space. Auburn requires audited expense records as part of its approval process.

Note: A 2021 legislative update (SB 5287) restricts the 8-year market-rate exemption in certain transit-dense areas. Given the proximity to Sounder rail, a buyer pursuing MFTE should verify eligibility with Auburn Community Development before acquisition.

MFTE eligibility is project-specific and subject to city approval. Verify current program terms directly with the City of Auburn Community Development Department prior to acquisition.

Regulatory context: The Puget Sound Regional Council designates Auburn's downtown as a Regional Urban Center, enabling higher density and land use intensity. The Auburn City Council has approved design standards for the Downtown Urban Center. The city's Comprehensive Downtown Parking Management Plan (2014) anticipated increased density, infrastructure built ahead of demand.

Auburn's immediate trade area generates sustained employment, retail traffic, and residential demand from several significant anchors, supporting the case for multifamily, mixed-use, light industrial, or commercial redevelopment.

Muckleshoot CasinoOne of King County's largest private employers. Generates sustained workforce housing demand within the immediate area.

Sounder Commuter RailWalking distance (~0.2 mi). Daily Seattle and Tacoma service. Transit-oriented development carries financing and zoning advantages.

Outlet CollectionRegional retail destination establishing Auburn as a Puget Sound draw and generating consistent consumer traffic.

Emerald DownsActive thoroughbred racing venue contributing to the area's hospitality and regional destination economy.

Auburn Regional MedicalMajor medical complex driving healthcare employment and associated residential demand, visible in aerial.

Auburn Municipal Airport~2 miles · General aviation · 5,000 ft runway. Serves private pilots, charter, and light cargo operators.

Interurban TrailMulti-use regional trail connecting Auburn to Renton, supports walkability and cyclist commute metrics relevant to residential financing.

Federal Historic Tax Credit

20% Credit on Qualified Rehabilitation Expenditures

This building's documented provenance positions it as a viable candidate for the National Register of Historic Places, unlocking one of the most powerful rehabilitation incentives in the federal tax code. The 20% Federal Historic Tax Credit applies directly to qualified rehabilitation expenditures and is in addition to any state or local preservation grants. For a buyer pursuing adaptive reuse, the credit represents a significant reduction in net rehabilitation cost.

20%Federal credit on qualified
rehabilitation costs

113 yrContinuous documented
occupation, census verified

Physical evidence: 1942 grocery receipt, 1955 newspapers, antique bottles, tools, and historical photographs recovered from beneath the building

Federal Historic Tax Credit	20% credit on qualified rehabilitation expenditures
Washington State Credit	Additional state-level credits may apply, verify with preservation consultant
Grant eligibility	State and local preservation grants available upon listing
Archival resource	White River Valley Museum, Auburn, holds relevant local historical materials
Physical evidence	1942 grocery receipt, 1955 newspapers, antique bottles, tools, and historical photographs recovered from beneath the building

Historic designation eligibility requires independent professional assessment. Engage a preservation architect or SHPO consultant prior to acquisition if pursuing this avenue.

The property is within walking distance of Auburn Sounder Station, providing direct daily rail service to Seattle (~33 minutes) and Tacoma (~20 minutes). The Interurban Trail, a fully paved multi-use regional path running the length of the Green River Valley, connects Auburn directly to Renton and beyond, serving bicycle and motorcycle commuters as an alternative to SR-167. Together these corridors position the site as viable for transit-oriented residential or mixed-use development with genuine commuter appeal.

Sounder Rail	~0.2 mi walk, Seattle ~33 min, Tacoma ~20 min
Interurban Trail	Bike / motorcycle corridor, connects Auburn to Renton, runs Green River Valley
SR-167	~1 block, direct freeway access north to Seattle, south to Tacoma
Highway 18	Via SR-167 interchange, connects to I-90 and I-5
Seattle CBD	~20 mi via rail or highway · ~33 min Sounder
Tacoma CBD	~35 mi via SR-167 / I-5
SEA-TAC Airport	~12 mi via SR-167 North · ~15 min off-peak

Location & Corridor Position

Midpoint of the Puget Sound Freight & Commuter Corridor

Auburn sits at the convergence of SR-167, Highway 18, and I-5, equidistant between Seattle and Tacoma. The BNSF main line runs through downtown. Sounder commuter rail and the Interurban Trail both provide direct access to the greater corridor from within walking distance of the parcel.

504 W Main St

Sounder Station

SR-167 / Hwy 18

Regional Destinations

Airport

Click markers for details

Auburn Sounder StationSeattle ~33 min · Tacoma ~20 min

0.2 miWalking

Interurban TrailBike / motorcycle, connects to Renton corridor

AdjacentTrail

SR-167 On-RampGreen River Valley freight arterial

~3 minDrive

Seattle CBDVia Sounder or SR-167 / I-5

~20 miRail / Highway

Tacoma CBDVia SR-167 / I-5 South

~35 miHighway

SEA-TAC AirportVia SR-167 North

~12 mi~15 min off-peak

Auburn Municipal AirportGeneral aviation · 5,000 ft runway

~2 miDrive

Muckleshoot CasinoKing County's largest private employer

~3 miDrive

Port of TacomaPrimary import / export facility

~30 miI-5 South

Renton / Boeing CorridorComparison market, commands a premium

~14 miSR-167 North

Built 1911 · 113 Years Continuous Use

A Building That Survived Everything Auburn Threw at It

Railroad booms and busts. The Depression. WWII internment of Japanese valley farmers. The decline of downtown retail. Eleven decades of unbroken occupation, without structural failure.

Historical Photographs

Auburn's West Main Street Block

Auburn Main Street circa 1920s showing commercial block

Auburn Main Street · ca. 1920s

Auburn Main Street May 22 1901 with rail crossing sign

Auburn Main Street · May 22, 1901 · Rail Crossing Foreground

Timeline

113 Years at 504 West Main

1886–1910

Railroad Boom & The Naming of Auburn

The Northern Pacific Railroad reached Auburn in 1883. By 1891 the town incorporated as "Slaughter", renamed Auburn in 1893 after Oliver Goldsmith's poem. West Main Street developed as the working commercial spine serving constant rail crews, freight workers, and valley farmers. The Skaggs family, whose cash-and-carry model eventually became Safeway, operated in this corridor. Local merchant and photographer Les Rasmus documented the era.

1911

Building Constructed

Part of the final wave of downtown wood-frame commercial construction between 1910 and 1913. Original fir floors, high wood plank ceilings, and moldings were installed, all remaining intact today, concealed beneath later improvements. The Nuzum family, prominent Auburn real estate developers, held the block-long parcel before subdivision.

1920s–1930s

Lodging Era, Railroad Workers

The 1930 Census confirms the building operated as a rooming house for single men employed by the Northern Pacific Railroad. The Depression years were hard on Auburn's merchant community, though rail traffic sustained the block's basic economy.

1940s

Community Grocery

The building became the central community grocery for East and West Main residents. A 1942 grocery receipt recovered from within the building confirms active WWII-era operation. Japanese immigrant farmers from the surrounding valley, who supplied the store with produce, were forcibly relocated to internment camps in 1942, permanently reshaping Auburn's agricultural economy.

1940–1954

Jones Family, From Renter to Owner

The 1940 Census lists Frederick Jones as head of household at 504 West Main, renting at $20/month, occupation listed as retail salesman. By the 1950 Census he is recorded as owner and proprietor. The block became informally known as the Jones Block, a designation that survives in local historical photographs to this day.

Undated Discovery

Artifacts of Continuous Occupation

Antique bottles, old tools, and historical photographs were recovered from beneath the building, physical evidence of its continuous use across multiple generations. Newspapers dated 1955 were found within the structure. A 1942 grocery receipt confirms active wartime operation.

1954–2020

House of Vacuums, 66 Years

The building's longest single-use chapter. The large red-lettered sign became a neighborhood landmark along West Main for generations. Continuous commercial operation through March 2020 — closed during the Covid-19 shutdown — confirms sustained utility as a working storefront across Auburn's most significant commercial transitions.

Now

Offered for Redevelopment

The building is offered as-is. Primary value is the parcel, the corridor position, and the retained garage. For a buyer with preservation intent, the physical and archival record supports National Register candidacy and access to federal Historic Tax Credits.

Preservation Opportunity

National Register Candidacy

Federal Historic Tax Credit, 20% of Qualified Rehabilitation Expenditures

This building's documented provenance, census-verified ownership chain, physical artifact recovery, 113 years of continuous use, and 1911 construction within a documented commercial wave, positions it as a viable National Register of Historic Places candidate. Listing unlocks the federal 20% Historic Tax Credit on qualified rehabilitation expenditures, state preservation grants, and potential marketing value for hospitality, residential, or professional conversion. The White River Valley Museum in Auburn holds archival materials relevant to any nomination process.

Exterior of 504 West Main Street showing House of Vacuums sign

504 West Main Street · Auburn, WA · House of Vacuums Signage · SR-167 Corridor Visible