Listing Agency: Wells Commercial R.E. & Investment i***@wellscommercial.com Show Phone

Listed By: David Wells · License #01700566 Show Phone

Added: Dec 2, 2025 Changed: Aug 4 Last Checked: Aug 10 at 7:06AM

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MLS# 271164

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.

This 1,700-square-foot former service station occupies a 0.24-acre commercial-zoned parcel at 115 Weott Heights Road in Weott, California. Existing improvements include prominent on-site signage and garage parking.

The property is positioned near Highway 101, along a route serving travelers, campers, and hikers visiting Humboldt Redwoods State Park and the Avenue of the Giants. The zoning profile supports motel, restaurant, and service-station uses, providing a range of established commercial formats for the site.

Key Highlights

• 1,700‑square‑foot former service station
• 0.24‑acre parcel with Commercial zoning
• Zoning profile allows motel, restaurant, and service‑station uses

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

$10,296

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

5.88%

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%

$205,920 $205.9K

Cap Rate 7%

$147,086 $147.1K

Cap Rate 9%

$114,400 $114.4K

Market Conditions

NOI Build-Up for 1,700 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

$25.5K $15.00/SF

− Vacancy

−$3.8K −$2.25/SF

EGI

$21.7K $12.75/SF

− OpEx

−$11.4K −$6.69/SF

NOI

$10.3K $6.06/SF

Area

Humboldt County, CA

Vacancy

15.00%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

52.50%

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%

$205,920

Cap Rate 7%

$147,086

Cap Rate 9%

$114,400

Alternative Uses

Best Use

Specialty Retail

$607.8K

$531.8K – $709.1K (±1% cap)

NOI $42,545 @ 7.0% cap · market cap 24.31%

Second Best

Retail

$567.3K

$496.4K – $661.8K (±1% cap)

NOI $39,708 @ 7.0% cap · market cap 22.69%

Theoretical Best

Flex RnD

$642.0K

$561.7K – $749.0K (±1% cap)

NOI $44,939 @ 7.0% cap · market cap 25.68%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Gas stations

Lease Details

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

25

Businesses Nearby

Explore this area Business Placement

Demographics for 95571, CA

297

Population

121

Households

2.5

Avg Household Size

37

Median Age

86%

High-School Grad

6.6 sq mi

ZIP Area

45

Density / Sq Mi

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Gas station - Commercial zoning supports motel, restaurant, and service-station uses.

Where is this gas station located?

The property is located at 115 Weott Heights Road Weott, CA.

What is the asking price?

The asking price for this property is $175,000.

What are key features of this property?

This property features: 1,700‑square‑foot former service station; 0.24‑acre parcel with Commercial zoning; Zoning profile allows motel, restaurant, and service‑station uses