Flex Building with Office
For Sale
$6,500,000
10642 Pioneer Trl, Truckee, CA 96161
Versatile commercial building with retail, storage, office, and fenced yard improvements.
Property Size14,618 SF
Lot Size3.69 Acres
Price / SF$444.66
Days on Market92
Property Features for 10642 Pioneer Trl
General Information
Standard status
Active
Size
14,618 SF
Lot size
3.69 Acres
Zoning
Service-Commercial
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Additional Details
Office Build-Out
2,484 SF
Amenities
conference room
kitchen area
Building Details
Buildings
1
Stories
2
Building Size
14,618 SF
Tenancy
Single
Listing Agency:
Sierra Sotheby's Int - Rock
(530) 318-8158
Listed By:
Ron Hemig · License #01157345
(530) 318-8158
Source:
Exprealty
Added: May 22
Changed: Aug 21
Last Checked: Aug 21 at 10:14AM
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 Sierra Sotheby's Int - Rock
Investment Insights
Based on property information with market context.
This 14,618-square-foot flex property combines a first-floor retail area with storage, an office, mezzanine space, and two metal roll-up doors. The second level contains 2,484 square feet of offices, a conference room, separate kitchen, and restrooms. Additional site improvements include an enclosed materials storage area, asphalt paving, a fenced yard, mature landscaping, and abundant on-site parking.
The property is occupied by The Rock Garden, a local supplier of natural stone, hardscaping materials, outdoor supplies, and bulk materials. Its lease extends through 2032 and includes two five-year extension options. Set within Pioneer Commerce Center at 10642 Pioneer Trl, the 3.69-acre property is adjacent to Interstate 80, approximately 5 minutes from Truckee Tahoe Airport, served by public utilities, and zoned Service-Commercial by the Town of Truckee.
The property is occupied by The Rock Garden, a local supplier of natural stone, hardscaping materials, outdoor supplies, and bulk materials. Its lease extends through 2032 and includes two five-year extension options. Set within Pioneer Commerce Center at 10642 Pioneer Trl, the 3.69-acre property is adjacent to Interstate 80, approximately 5 minutes from Truckee Tahoe Airport, served by public utilities, and zoned Service-Commercial by the Town of Truckee.
Key Highlights
- 14,618 SF flex building on a 3.69‑acre property
- 2,484 SF upper office area with conference room, kitchen, and restrooms
- The Rock Garden lease runs through 2032 with two 5‑year extension options
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
$350,183
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
5.39%
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%
$7,003,660
$7.0M
Cap Rate 7%
$5,002,614
$5.0M
Cap Rate 9%
$3,890,922
$3.9M
Market Conditions
NOI Build-Up for 14,618 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
$522.7K $35.76/SF
− Vacancy
−$22.5K −$1.54/SF
EGI
$500.3K $34.22/SF
− OpEx
−$150.1K −$10.27/SF
NOI
$350.2K $23.96/SF
Area
Nevada County, CA
Vacancy
4.30%
Lease Rate
$35.76 /SF/Yr
Expense Ratio
30.00%
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%
$7,003,660
Cap Rate 7%
$5,002,614
Cap Rate 9%
$3,890,922
Alternative Uses
Best Use
Retail
$5.00M
$4.38M – $5.84M
NOI $350,183 @ 7.0% cap · market cap 5.39%
Second Best
Flex RnD
$4.53M
$3.96M – $5.28M
NOI $317,057 @ 7.0% cap · market cap 4.88%
Theoretical Best
Specialty Retail
$5.23M
$4.57M – $6.10M
NOI $365,834 @ 7.0% cap · market cap 5.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
687
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 96161, CA
19,651
Population
18,558
Households
1.1
Avg Household Size
40
Median Age
60%
College-Educated
95%
High-School Grad
262.6 sq mi
ZIP Area
75
Density / Sq Mi
$128,535
Median Household Income
$71,281
Median Earnings
$2,104
Median Rent
$922,000
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial building with retail, storage, office, and fenced yard improvements.
Where is this flex space located?
The property is located at 10642 Pioneer Trl Truckee, CA.
What is the asking price?
The asking price for this property is $6,500,000.
What are key features of this property?
This property features: 14,618 SF flex building on a 3.69‑acre property; 2,484 SF upper office area with conference room, kitchen, and restrooms; The Rock Garden lease runs through 2032 with two 5‑year extension options
