Preschool Building with
For Sale
$384,900
231 H Street, Blue Lake, CA 95525
Commercial Sale, Blue Lake, CA
Property Size2,303 SF
Lot Size0.23 Acres
Price / SF$167.13
Days on Market94
Property Features for 231 H Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Single Family
Subdivision
North Bay
Standard status
Active
Size
2,303 SF
Lot size
0.23 Acres
Building Details
Flooring type
Carpet
Building materials
Wood Siding
Roof type
Shingle
Listing Agency:
Coldwell Banker Cutten Realty · Coldwell Banker Real Estate
(707) 445-8811
Listed By:
Tracy Helard-Shumard · License #01204587
(707) 845-2448
Added: Jun 16
Changed: Aug 19
Last Checked: Sep 17 at 5:06AM
MLS# 272604
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 2,303-square-foot preschool property is arranged with three private offices, a reception area, full kitchen, bathroom, storage room, and additional storage throughout. The building has wood siding, carpeted flooring, and a shingle roof. It is currently operating as a preschool and is situated on more than 0.23 acres.
The property is located at 231 H Street in Blue Lake, California, with views toward Blue Lake and the surrounding hills. Zoning is identified as Single Family. An adjacent church parcel is also offered for sale and may be purchased together with this property.
The property is located at 231 H Street in Blue Lake, California, with views toward Blue Lake and the surrounding hills. Zoning is identified as Single Family. An adjacent church parcel is also offered for sale and may be purchased together with this property.
Key Highlights
- 2,303‑square‑foot building currently operating as a preschool
- Three private offices plus reception, kitchen, bathroom, and storage room
- Situated on more than 0.23 acres
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
$29,996
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
7.79%
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%
$599,920
$599.9K
Cap Rate 7%
$428,514
$428.5K
Cap Rate 9%
$333,289
$333.3K
Market Conditions
NOI Build-Up for 2,303 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
$49.7K $21.60/SF
− Vacancy
−$9.7K −$4.23/SF
EGI
$40.0K $17.37/SF
− OpEx
−$10.0K −$4.34/SF
NOI
$30.0K $13.02/SF
Area
Humboldt County, CA
Vacancy
19.60%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$599,920
Cap Rate 7%
$428,514
Cap Rate 9%
$333,289
Alternative Uses
Best Use
Office B
$428.5K
$375.0K – $499.9K
NOI $29,996 @ 7.0% cap · market cap 7.79%
Second Best
—
—
no second resolved use
Theoretical Best
Flex RnD
$869.7K
$761.0K – $1.01M
NOI $60,880 @ 7.0% cap · market cap 15.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
129
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95525, CA
1,701
Population
860
Households
2
Avg Household Size
46
Median Age
37%
College-Educated
96%
High-School Grad
92.7 sq mi
ZIP Area
18
Density / Sq Mi
$65,250
Median Household Income
$36,818
Median Earnings
$1,221
Median Rent
$489,600
Median Home Value
Check the figures for this property
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Market
Vacancy Rate% for Office in West region
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Similar Off Market Nearby
- Blue Lake Preschool — 231 H St, Blue Lake, CA 95525
Frequently Asked Questions
What type of property is this?
Day care center - Existing preschool includes reception, kitchen, bathroom, and multiple storage areas.
Where is this day care center located?
The property is located at 231 H Street Blue Lake, CA.
What is the asking price?
The asking price for this property is $384,900.
What are key features of this property?
This property features: 2,303‑square‑foot building currently operating as a preschool; Three private offices plus reception, kitchen, bathroom, and storage room; Situated on more than 0.23 acres
