Renovated Two-Office
New
For Sale
$285,000
3106 School Street, Fortuna, CA 95540
Commercial Sale, Fortuna, CA
Property Size660 SF
Lot Size0.08 Acres
Price / SF$431.82
Days on Market5
Property Features for 3106 School Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Directions
Sits at the corner of Ronald and School Street.
Subdivision
Mid County
Standard status
Active
Size
660 SF
Lot size
0.08 Acres
Building Details
Floors in Building
1
Flooring type
Laminate
Building materials
Wood Siding
Roof type
Metal
Listing Agency:
EXP Realty of California, Inc.
(888) 584-9427
Listed By:
Cody Michael Hurst · License #02097302
(707) 498-1033
Added: Aug 24
Last Checked: Aug 28 at 10:06PM
MLS# 273218
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 660-square-foot office building is arranged for a compact professional operation, with a reception area, two private offices, and one office configured to serve as a conference room. The property also includes a bathroom, laminate flooring, wood siding, and a metal roof. Two mini-split systems provide separately zoned heating and air conditioning, while the renovated interior supports immediate occupancy without a major reconfiguration.
Positioned at the corner of School Street and Ronald in Fortuna, the building offers off-street parking and Commercial zoning. Its focused footprint provides a straightforward office setting for an owner-user or small team seeking a dedicated commercial location.
Positioned at the corner of School Street and Ronald in Fortuna, the building offers off-street parking and Commercial zoning. Its focused footprint provides a straightforward office setting for an owner-user or small team seeking a dedicated commercial location.
Key Highlights
- 660‑square‑foot office building
- Two private offices, including one that can function as a conference room
- Reception area and one bathroom
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
$8,596
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
3.02%
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%
$171,920
$171.9K
Cap Rate 7%
$122,800
$122.8K
Cap Rate 9%
$95,511
$95.5K
Market Conditions
NOI Build-Up for 660 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
$14.3K $21.60/SF
− Vacancy
−$2.8K −$4.23/SF
EGI
$11.5K $17.37/SF
− OpEx
−$2.9K −$4.34/SF
NOI
$8.6K $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%
$171,920
Cap Rate 7%
$122,800
Cap Rate 9%
$95,511
Alternative Uses
Best Use
Office B
$122.8K
$107.5K – $143.3K
NOI $8,596 @ 7.0% cap · market cap 3.02%
Second Best
—
—
no second resolved use
Theoretical Best
Flex RnD
$249.2K
$218.1K – $290.8K
NOI $17,447 @ 7.0% cap · market cap 6.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
105
Businesses Nearby
Explore this area
Business Placement
Demographics for 95540, CA
14,055
Population
6,087
Households
2.3
Avg Household Size
40
Median Age
24%
College-Educated
88%
High-School Grad
34.1 sq mi
ZIP Area
412
Density / Sq Mi
$62,346
Median Household Income
$37,309
Median Earnings
$1,135
Median Rent
$362,400
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?
Office building - Renovated office property with reception space, private offices, and flexible meeting capability.
Where is this office building located?
The property is located at 3106 School Street Fortuna, CA.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: 660‑square‑foot office building; Two private offices, including one that can function as a conference room; Reception area and one bathroom
