C3-Zoned Flex
For Sale
Under Contract
$999,000
11270 Clayton Creek Road, Lower Lake, CA 95457
Commercial Sale, Lower Lake, CA
Property Size11,000 SF
Lot Size2.00 Acres
Price / SF$90.82
Days on Market601
Property Features for 11270 Clayton Creek Road
General Information
Property type
Commercial Sale
Property subtype
Other
Fencing
Chain Link
Directions
Spruce Grove to Clayton
Subdivision
LCLL - Lower Lake
Standard status
Active Under Contract
APN
049300150000
Lot size
2.00 Acres
Utilities
Cooling system
Electric
Amenities
loading dock
fenced
Building Details
Year built
1989
Listing Agency:
Shore Line Realty, Inc.
(707) 998-1137
Listed By:
Janice Maschek · License #00882085
(707) 489-0887
Added: Jan 10, 2025
Changed: Aug 26
Last Checked: Sep 3 at 8:06AM
MLS# LC25006457
Copyright © 2026 Lake County 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.
This flex-space property includes an 11,000-square-foot commercial building with several interior offices, a loading dock, and extensive paved areas. The improvements include a newer foam roof and newer AC system, while the site is enclosed with chain-link fencing.
The property occupies approximately 2 acres of level ground in Lower Lake, with city water and septic service. Additional land area provides room for expansion, and the site is located close to Hwy 29. The property was built in 1989, carries C3 zoning, and is offered with owner terms.
The property occupies approximately 2 acres of level ground in Lower Lake, with city water and septic service. Additional land area provides room for expansion, and the site is located close to Hwy 29. The property was built in 1989, carries C3 zoning, and is offered with owner terms.
Key Highlights
- 11,000 sq.ft. commercial building with several interior offices
- Loading dock and extensive paved areas
- Approximately 2 acres of level ground
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
$90,330
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
9.04%
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%
$1,806,600
$1.8M
Cap Rate 7%
$1,290,429
$1.3M
Cap Rate 9%
$1,003,667
$1.0M
Market Conditions
NOI Build-Up for 11,000 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
$137.3K $12.48/SF
− Vacancy
−$8.2K −$0.75/SF
EGI
$129.0K $11.73/SF
− OpEx
−$38.7K −$3.52/SF
NOI
$90.3K $8.21/SF
Area
Lake County, CA
Vacancy
6.00%
Lease Rate
$12.48 /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%
$1,806,600
Cap Rate 7%
$1,290,429
Cap Rate 9%
$1,003,667
Alternative Uses
Best Use
Office B
$3.31M
$2.90M – $3.86M
NOI $231,624 @ 7.0% cap · market cap 23.19%
Second Best
Flex RnD
$1.77M
$1.55M – $2.07M
NOI $124,204 @ 7.0% cap · market cap 12.43%
Theoretical Best
Office A
$4.41M
$3.86M – $5.15M
NOI $309,045 @ 7.0% cap · market cap 30.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Dock-high doors
Yes
Fenced yard
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95457, CA
3,231
Population
1,801
Households
1.8
Avg Household Size
47
Median Age
22%
College-Educated
88%
High-School Grad
147.9 sq mi
ZIP Area
22
Density / Sq Mi
$52,266
Median Household Income
$32,839
Median Earnings
$1,078
Median Rent
$414,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Commercial building offers office areas, a loading dock, fenced grounds, and room for additional site development.
Where is this flex space located?
The property is located at 11270 Clayton Creek Road Lower Lake, CA.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: 11,000 sq.ft. commercial building with several interior offices; Loading dock and extensive paved areas; Approximately 2 acres of level ground
