Automotive Shop with Roll-Up
For Sale
Under Contract
$645,000
4314 Old Highway 53, Clearlake, CA 95422
COMMERCIAL - Clearlake, CA
Property Size5,000 SF
Price / SF$129
Days on Market119
Property Features for 4314 Old Highway 53
General Information
Property type
Commercial Sale
Property subtype
Other
Fencing
Chain Link
Directions
Take Highway 53 turn on Lakeshore Blvd, turn right on Old Hwy 53
Subdivision
699 - Not Defined
Standard status
Active Under Contract
APN
041041430000
Amenities
vehicle lifts
air compressor system
copper plumbing
hexagon LED lighting
customer waiting area
private offices
restrooms
loft space
Building Details
Year built
1900
Listing Agency:
Country Air Properties
(707) 263-2620
Listed By:
Jacob Humphrey · License #02377859
(707) 349-1008
Added: Apr 13
Changed: Aug 4
Last Checked: Aug 9 at 1:06AM
MLS# LC26080019
Copyright © 2026 California Regional Multiple Listing Service, Inc. 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 automotive shop is offered for sale as real estate only (business not included). The approximately 5,000 sq ft open shop layout is designed to support up to 10 vehicles at a time and includes three vehicle lifts and a fully integrated air compressor system with copper plumbing throughout the walls. Access is provided by large 14' x 14' roll-up doors sized for commercial trucks and oversized equipment. Interior updates include modern hexagon LED lighting, plus a newly updated customer waiting area, multiple private offices, two restrooms, and a loft space for storage or additional workspace.
The property is zoned General Commercial and has a long-standing history of successful commercial use dating back to the 1980s. The seller notes the business is relocating to a newly constructed facility.
With its existing vehicle service infrastructure—lifts, compressor system, and multi-door access—this facility is well suited for automotive repair, fleet servicing, contractor operations, hobbyist use, or other light industrial applications that require a functional shop layout.
The property is zoned General Commercial and has a long-standing history of successful commercial use dating back to the 1980s. The seller notes the business is relocating to a newly constructed facility.
With its existing vehicle service infrastructure—lifts, compressor system, and multi-door access—this facility is well suited for automotive repair, fleet servicing, contractor operations, hobbyist use, or other light industrial applications that require a functional shop layout.
Key Highlights
- 5,000 SF commercial shop with General Commercial zoning in Clearlake
- Up to 10 vehicles in an expansive open shop layout plus large 14' x 14' roll‑up doors
- Includes three vehicle lifts and an air compressor system with copper plumbing throughout the walls
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
$56,456
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
8.75%
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%
$1,129,120
$1.1M
Cap Rate 7%
$806,514
$806.5K
Cap Rate 9%
$627,289
$627.3K
Market Conditions
NOI Build-Up for 5,000 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
$92.4K $18.48/SF
− Vacancy
−$5.5K −$1.11/SF
EGI
$86.9K $17.37/SF
− OpEx
−$30.4K −$6.08/SF
NOI
$56.5K $11.29/SF
Area
Lake County, CA
Vacancy
6.00%
Lease Rate
$18.48 /SF/Yr
Expense Ratio
35.00%
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%
$1,129,120
Cap Rate 7%
$806,514
Cap Rate 9%
$627,289
Alternative Uses
Best Use
Retail
$885.2K
$774.5K – $1.03M
NOI $61,963 @ 7.0% cap · market cap 9.61%
Second Best
Flex RnD
$806.5K
$705.7K – $940.9K
NOI $56,456 @ 7.0% cap · market cap 8.75%
Theoretical Best
Office A
$2.01M
$1.76M – $2.34M
NOI $140,475 @ 7.0% cap · market cap 21.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95422, CA
17,017
Population
7,890
Households
2.2
Avg Household Size
38
Median Age
8%
College-Educated
80%
High-School Grad
26.9 sq mi
ZIP Area
633
Density / Sq Mi
$42,080
Median Household Income
$28,945
Median Earnings
$1,162
Median Rent
$206,300
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Augie's Auto & Boat Upholstery — 5647 Jones Ave, Clearlake, CA 95422
- Xsite Motorsports — 14883 Lakeshore Dr, Clearlake, CA 95422
- Big O Tires — 15195 Lakeshore Dr, Clearlake, CA 95422
- One Stop Automotive — 14570 Lakeshore Dr, Clearlake, CA 95422
- Enterprise Towing — 15195 Lakeshore Dr, Clearlake, CA 95422
Frequently Asked Questions
What type of property is this?
Auto shop - 5,000 sq ft shop with large roll-up doors, three vehicle lifts, and built-in air compression, offered as real estate only.
Where is this auto shop located?
The property is located at 4314 Old Highway 53 Clearlake, CA.
What is the asking price?
The asking price for this property is $645,000.
What are key features of this property?
This property features: 5,000 SF commercial shop with General Commercial zoning in Clearlake; Up to 10 vehicles in an expansive open shop layout plus large 14' x 14' roll‑up doors; Includes three vehicle lifts and an air compressor system with copper plumbing throughout the walls
