Santa Rosa Garden Office
For Sale
Contact for pricing
1160 North Dutton Avenue, Santa Rosa, CA 95401
Two-story office building with central landscaped atrium and fountain.
Property Size31,045 SF
Price / SF$173.94
Days on Market101
Property Features for 1160 North Dutton Avenue
General Information
Standard status
Active
Size
31,045 SF
Class
A
Property subtype
Office
Zoning
(BP-SA) - Business Park - Station Area (North)
Investment Type
Value Add
Net Operating Income
$264,330
Building Details
Year Built
1986
Stories
2
Units
14
Tenancy
Multi
Listing Agency:
Keegan & Coppin Co. Santa Rosa
(707) 528-1400
Listed By:
Rhonda Deringer · License #CA 01206401
Source:
Crexi
Added: May 23
Changed: Aug 8
Last Checked: Aug 31 at 1:39PM
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 Keegan & Coppin Co. Santa Rosa
Investment Insights
Based on property information with market context.
This architecturally distinctive, steel frame, two-story multi-tenant garden style professional office building offers approximately 31,000 rentable square feet. The building features a central landscaped open-air atrium courtyard with a fountain. Exterior walls are painted plaster with a brick veneer. The current configuration includes 8 demised spaces on the first floor and 6 demised spaces on the second floor. Spaces range in size from approximately 600 square feet to 6,900 square feet. Both floors can accommodate single or multi-tenant occupancy. Each floor has men’s and women’s restrooms accessed directly from the covered corridor and balcony. The property is located within the 70-acre Santa Rosa Business Park, a master-planned development comprised of a mix of office, light industrial/flex, and supportive commercial projects. It is strategically located next to Parkpoint Health Club. Access is available via Dutton Avenue, a primary arterial. Dutton Avenue intersects with College Avenue at the south boundary of the Santa Rosa Business Park, providing convenient access to U.S. Highway 101 via College Avenue.
Key Highlights
- Strategically located in Santa Rosa Business Park with convenient access to U.S. Highway 101
- Unique, architecturally distinctive 2‑story steel frame building
- Central landscaped open‑air atrium courtyard with fountain
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
$438,331
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
8.12%
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%
$8,766,620
$8.8M
Cap Rate 7%
$6,261,871
$6.3M
Cap Rate 9%
$4,870,344
$4.9M
Market Conditions
NOI Build-Up for 31,045 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
$689.2K $22.20/SF
− Vacancy
−$104.8K −$3.37/SF
EGI
$584.4K $18.83/SF
− OpEx
−$146.1K −$4.71/SF
NOI
$438.3K $14.12/SF
Area
Santa Rosa, CA
Vacancy
15.20%
Lease Rate
$22.20 /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%
$8,766,620
Cap Rate 7%
$6,261,871
Cap Rate 9%
$4,870,344
Alternative Uses
Best Use
Office B
$6.26M
$5.48M – $7.31M
NOI $438,331 @ 7.0% cap · market cap 8.12%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$8.63M
$7.55M – $10.06M
NOI $603,766 @ 7.0% cap · market cap 11.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,550
Businesses Nearby
Explore this area
Business Placement
Demographics for 95401, CA
37,272
Population
14,281
Households
2.6
Avg Household Size
38
Median Age
28%
College-Educated
80%
High-School Grad
20.9 sq mi
ZIP Area
1,783
Density / Sq Mi
$93,513
Median Household Income
$45,630
Median Earnings
$1,978
Median Rent
$628,900
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 building - Two-story office building with central landscaped atrium and fountain.
Where is this office building located?
The property is located at 1160 North Dutton Avenue Santa Rosa, CA.
What is the asking price?
The asking price for this property is $5,400,000.
What are key features of this property?
This property features: Strategically located in Santa Rosa Business Park with convenient access to U.S. Highway 101; Unique, architecturally distinctive 2‑story steel frame building; Central landscaped open‑air atrium courtyard with fountain
