Mixed-Use Property with
For Sale
$995,000
860 10th Street, Arcata, CA 95521
Commercial Sale, Arcata, CA
Property Size4,776 SF
Lot Size0.04 Acres
Price / SF$208.33
Days on Market139
Property Features for 860 10th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Subdivision
North Bay
Standard status
Active
Size
4,776 SF
Lot size
0.04 Acres
Listing Agency:
Disiere & Associates, Real Estate Services
(707) 845-1215
Listed By:
Linda Disiere · License #00603876
(707) 444-3007
Added: Apr 20
Changed: Aug 19
Last Checked: Sep 5 at 4:06PM
MLS# 272072
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.
Located at 860 10th Street in Arcata, this 4776-square-foot mixed-use property combines a ground-floor restaurant with an upstairs apartment. The restaurant tenant has renewed its lease and has occupied the premises for approximately 2 years, while the apartment has had the same occupant for about 10 years.
The property occupies 0.04 acres and is zoned Commercial. Recent improvements include a new roof, perimeter foundation work, and exterior painting completed last year. Buyer to verify all conditions and square footage.
The property occupies 0.04 acres and is zoned Commercial. Recent improvements include a new roof, perimeter foundation work, and exterior painting completed last year. Buyer to verify all conditions and square footage.
Key Highlights
- 4776 square feet on 0.04 acres
- Ground‑floor restaurant with renewed lease
- Upstairs apartment occupied by the same tenant for about 10 years
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
$56,871
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
5.72%
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%
$1,137,420
$1.1M
Cap Rate 7%
$812,443
$812.4K
Cap Rate 9%
$631,900
$631.9K
Market Conditions
NOI Build-Up for 4,776 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
$111.2K $23.28/SF
− Vacancy
−$7.8K −$1.63/SF
EGI
$103.4K $21.65/SF
− OpEx
−$46.5K −$9.74/SF
NOI
$56.9K $11.91/SF
Area
Humboldt County, CA
Vacancy
7.00%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$1,137,420
Cap Rate 7%
$812,443
Cap Rate 9%
$631,900
Alternative Uses
Best Use
Specialty Retail
$1.71M
$1.49M – $1.99M
NOI $119,526 @ 7.0% cap · market cap 12.01%
Second Best
Apartment 5plus
$812.4K
$710.9K – $947.9K
NOI $56,871 @ 7.0% cap · market cap 5.72%
Theoretical Best
Flex RnD
$1.80M
$1.58M – $2.10M
NOI $126,253 @ 7.0% cap · market cap 12.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,500
Businesses Nearby
74k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 39%
Groceries 38%
Dining 11%
Home Improvements & Furnishings 11%
Safeway
Groceries
28,108 visits/mo
0.4 miles
Shell
Shops & Services
9,166 visits/mo
0.2 miles
Chevron
Shops & Services
8,185 visits/mo
0.4 miles
Hensel's Ace Hardware
Home Improvements & Furnishings
7,787 visits/mo
0.1 miles
Wells Fargo
Shops & Services
6,027 visits/mo
0.2 miles
Demographics for 95521, CA
21,581
Population
9,797
Households
2.2
Avg Household Size
30
Median Age
45%
College-Educated
95%
High-School Grad
60.4 sq mi
ZIP Area
357
Density / Sq Mi
$54,324
Median Household Income
$24,129
Median Earnings
$1,300
Median Rent
$478,600
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial zoning accommodates a ground-floor restaurant and an upstairs apartment.
Where is this mixed-use property located?
The property is located at 860 10th Street Arcata, CA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 4776 square feet on 0.04 acres; Ground‑floor restaurant with renewed lease; Upstairs apartment occupied by the same tenant for about 10 years
