Multi-Building Retreat
For Sale
$1,149,888
2089 Us-101, Garberville, CA 95542
COMMERCIAL - Garberville, CA
Property Size11,500 SF
Lot Size3.45 Acres
Price / SF$99.99
Days on Market408
Property Features for 2089 Us-101
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Bathrooms
11
Full bathrooms
11
Rooms
Bathroom 7, Bathroom 8, Bathroom 10, Bathroom 9, Bathroom 11, Bathroom 3, Bathroom 5, Bathroom 4, Bathroom 1, Bathroom 2, Bathroom 6
Parking
10
Interior features
Elevator
Accessibility
Accessible Elevator Installed
Subdivision
South County
Standard status
Active
Size
11,500 SF
Lot size
3.45 Acres
Amenities
Starlink Wifi
walking trails
swimming holes
elevator
commercial kitchen
game/exercise room
Building Details
Floors in Building
2
Flooring type
Hardwood, Laminate, Concrete, Vinyl, Carpet
Building materials
Wood Siding
Roof type
Shingle
Listing Agency:
EXP Realty of California, Inc.
(888) 584-9427
Listed By:
Nicole Mayer · License #02188313
(707) 498-5008
Added: Jul 2, 2025
Changed: Aug 4
Last Checked: Aug 13 at 12:06AM
MLS# 270032
Copyright © 2026 Humboldt 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 commercial property is configured as a multi-building retreat designed to host groups or support multiple operating styles. The offering includes eight versatile buildings, featuring a private main home with separate living spaces and an elevator from the garage to the main residence. Additional accommodations include multiple cabins with bedrooms and kitchens, totaling 15 bedrooms and 11 bathrooms across the property. There are five kitchens in all, including a commercial kitchen, along with a sprawling game and exercise room suited to shared programming. The main home is described as having sweeping views of the Eel River, and the property includes Starlink WiFi. It is also described as having direct access to walking trails and swimming holes.
The property is located at 2089 U.S. 101 in Garberville, California, within the Richardson Grove area. Public remarks position it close to Highway 101 and local attractions including Richardson Grove State Park, the Garberville community, and Shelter Cove, with the Avenue of the Giants referenced as nearby.
With its cabin-style layouts, multiple kitchens, and large-group common space, the property can fit business models that need on-site lodging and flexible rooming. The prior use is noted as the Singing Trees Recovery Center, and the configuration supports concepts such as a retreat, group-oriented hospitality use, or other investor-driven operating plans consistent with the on-site building mix and commercial zoning.
The property is located at 2089 U.S. 101 in Garberville, California, within the Richardson Grove area. Public remarks position it close to Highway 101 and local attractions including Richardson Grove State Park, the Garberville community, and Shelter Cove, with the Avenue of the Giants referenced as nearby.
With its cabin-style layouts, multiple kitchens, and large-group common space, the property can fit business models that need on-site lodging and flexible rooming. The prior use is noted as the Singing Trees Recovery Center, and the configuration supports concepts such as a retreat, group-oriented hospitality use, or other investor-driven operating plans consistent with the on-site building mix and commercial zoning.
Key Highlights
- 8‑building property set among redwoods in Richardson Grove with river views
- Private main home with elevator access from the garage to the main home
- 15 bedrooms and 11 bathrooms across the property
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
$69,647
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
6.06%
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%
$1,392,940
$1.4M
Cap Rate 7%
$994,957
$995.0K
Cap Rate 9%
$773,856
$773.9K
Market Conditions
NOI Build-Up for 11,500 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
$172.5K $15.00/SF
− Vacancy
−$25.9K −$2.25/SF
EGI
$146.6K $12.75/SF
− OpEx
−$77.0K −$6.69/SF
NOI
$69.6K $6.06/SF
Area
Humboldt County, CA
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,392,940
Cap Rate 7%
$994,957
Cap Rate 9%
$773,856
Alternative Uses
Best Use
Hotel Hospitality
$995.0K
$870.6K – $1.16M
NOI $69,647 @ 7.0% cap · market cap 6.06%
Second Best
—
—
no second resolved use
Theoretical Best
Flex RnD
$4.34M
$3.80M – $5.07M
NOI $304,002 @ 7.0% cap · market cap 26.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
304
Businesses Nearby
Explore this area
Business Placement
Demographics for 95542, CA
2,519
Population
1,429
Households
1.8
Avg Household Size
46
Median Age
21%
College-Educated
84%
High-School Grad
219.5 sq mi
ZIP Area
11
Density / Sq Mi
$45,049
Median Household Income
$31,250
Median Earnings
$1,442
Median Rent
$413,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Resort - Commercially zoned retreat with multiple buildings, kitchens, and dedicated spaces for group stays.
Where is this resort located?
The property is located at 2089 Us-101 Garberville, CA.
What is the asking price?
The asking price for this property is $1,149,888.
What are key features of this property?
This property features: 8‑building property set among redwoods in Richardson Grove with river views; Private main home with elevator access from the garage to the main home; 15 bedrooms and 11 bathrooms across the property
