Versatile Commercial Property Near
For Sale
$325,000
390 N Forbes St, Lakeport, CA 95453
Commercial property featuring a welcoming lobby and essential amenities.
Property Size1,273 SF
Days on Market129
Property Features for 390 N Forbes St
General Information
Standard status
Active
Size
1,273 SF
Property subtype
Commercial
Building Details
Building Size
1,273 SF
Year Built
1970
Listing Agency:
NextHome Yvette Sloan
(707) 355-8262
Listed By:
Tama Prokopowich · License #01731615
(707) 355-8262
Source:
Elliman
Added: Apr 24
Changed: Aug 17
Last Checked: Aug 29 at 9:28AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of NextHome Yvette Sloan
Investment Insights
Based on property information with market context.
This commercial property is located one block from Main Street. The property features a welcoming lobby, a reception office, a large conference room with large windows, and three private offices. It also includes a kitchenette and a bathroom. Four off-street parking spaces are available. The property is suitable for various business needs, offering a strategically located workspace with essential amenities. The walk score is 73, indicating it is very walkable, and the bike score is 48, indicating it is somewhat bikeable.
Key Highlights
- Prime Location: One block from Main St., offering high visibility and accessibility.
- Off‑Street Parking: Includes four dedicated parking spaces, a valuable asset in a commercial area.
- Functional Layout: Features a welcoming lobby, reception office, large conference room, and three private offices.
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
$26,805
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
8.25%
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%
$536,100
$536.1K
Cap Rate 7%
$382,929
$382.9K
Cap Rate 9%
$297,833
$297.8K
Market Conditions
NOI Build-Up for 1,273 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
$44.5K $34.92/SF
− Vacancy
−$8.7K −$6.84/SF
EGI
$35.7K $28.08/SF
− OpEx
−$8.9K −$7.02/SF
NOI
$26.8K $21.06/SF
Area
Lake County, CA
Vacancy
19.60%
Lease Rate
$34.92 /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%
$536,100
Cap Rate 7%
$382,929
Cap Rate 9%
$297,833
Alternative Uses
Best Use
Office B
$382.9K
$335.1K – $446.8K
NOI $26,805 @ 7.0% cap · market cap 8.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$510.9K
$447.1K – $596.1K
NOI $35,765 @ 7.0% cap · market cap 11.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
769
Businesses Nearby
Explore this area
Business Placement
Demographics for 95453, CA
11,978
Population
5,488
Households
2.2
Avg Household Size
48
Median Age
24%
College-Educated
93%
High-School Grad
87.0 sq mi
ZIP Area
138
Density / Sq Mi
$66,775
Median Household Income
$44,929
Median Earnings
$1,091
Median Rent
$371,100
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 units - Commercial property featuring a welcoming lobby and essential amenities.
Where is this office units located?
The property is located at 390 N Forbes St Lakeport, CA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Prime Location: One block from Main St., offering high visibility and accessibility.; Off‑Street Parking: Includes four dedicated parking spaces, a valuable asset in a commercial area.; Functional Layout: Features a welcoming lobby, reception office, large conference room, and three private offices.
