Downtown Mixed-Use
For Sale
Contact for pricing
104 N Main Street, Sebastopol, CA 95472
Corner property in Sebastopol’s Downtown Central District with access from multiple directions and surrounding retail, dining, office, and residential uses.
Property Size4,342 SF
Price / SF$241.82
Days on Market118
Property Features for 104 N Main Street
General Information
Standard status
Active
Size
4,342 SF
Property subtype
Mixed Use, Retail, Office
Zoning
CD - Downtown Commercial
Occupancy
75%
Investment Type
Owner/User
Net Operating Income
$47,170
Site & Location
Corner Location
Yes
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1932
Year Renovated
2021
Stories
2
Tenancy
Multi
Listing Agency:
Corcoran Icon Properties
(855) 437-1704
Listed By:
Paul Schwartz · License #CA 01111744
Source:
Crexi
Added: May 6
Changed: Aug 30
Last Checked: Aug 30 at 2:36PM
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 Corcoran Icon Properties
Investment Insights
Based on property information with market context.
Built in 1932, this 4,342-square-foot building is classified as a mixed-use property and carries CD - Downtown Commercial zoning. The asset occupies the intersection of Hwy. 12, also identified as Bodega Hwy, and Main Street in Sebastopol’s Downtown Central District.
The surrounding business environment includes retailers, restaurants, offices, residences, and personal service businesses. Parking is available, with access from multiple directions. The city supports converting commercial buildings to combined commercial and residential use within the Downtown district, providing an additional mixed-use pathway for the property.
The surrounding business environment includes retailers, restaurants, offices, residences, and personal service businesses. Parking is available, with access from multiple directions. The city supports converting commercial buildings to combined commercial and residential use within the Downtown district, providing an additional mixed-use pathway for the property.
Key Highlights
- 4,342‑square‑foot mixed‑use building
- CD - Downtown Commercial zoning
- Built in 1932
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
$57,314
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
5.46%
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%
$1,146,280
$1.1M
Cap Rate 7%
$818,771
$818.8K
Cap Rate 9%
$636,822
$636.8K
Market Conditions
NOI Build-Up for 4,342 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
$104.2K $24.00/SF
− Vacancy
−$12.5K −$2.88/SF
EGI
$91.7K $21.12/SF
− OpEx
−$34.4K −$7.92/SF
NOI
$57.3K $13.20/SF
Area
Sonoma County, CA
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,146,280
Cap Rate 7%
$818,771
Cap Rate 9%
$636,822
Alternative Uses
Best Use
Mixed Use
$818.8K
$716.4K – $955.2K
NOI $57,314 @ 7.0% cap · market cap 5.46%
Second Best
Retail
$566.3K
$495.5K – $660.7K
NOI $39,643 @ 7.0% cap · market cap 3.78%
Theoretical Best
Specialty Retail
$1.18M
$1.03M – $1.37M
NOI $82,361 @ 7.0% cap · market cap 7.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,808
Businesses Nearby
89k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 60%
Shops & Services 32%
Apparel 4%
Dining 4%
Safeway
Groceries
38,645 visits/mo
0.3 miles
Whole Foods Market
Groceries
15,108 visits/mo
0.2 miles
Rotten Robbie
Shops & Services
11,363 visits/mo
0.4 miles
Chase Bank
Shops & Services
3,862 visits/mo
0.1 miles
Goodwill
Apparel
3,718 visits/mo
0.2 miles
Demographics for 95472, CA
28,430
Population
12,595
Households
2.3
Avg Household Size
52
Median Age
50%
College-Educated
94%
High-School Grad
70.3 sq mi
ZIP Area
404
Density / Sq Mi
$109,775
Median Household Income
$50,097
Median Earnings
$1,918
Median Rent
$995,200
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner property in Sebastopol’s Downtown Central District with access from multiple directions and surrounding retail, dining, office, and residential uses.
Where is this mixed-use property located?
The property is located at 104 N Main Street Sebastopol, CA.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 4,342‑square‑foot mixed‑use building; CD - Downtown Commercial zoning; Built in 1932
