Versatile Live/Work Unit For
For Sale
$525,000
527 Mendocino #F, Santa Rosa, CA 95401
Stylish live/work unit near downtown amenities with Tuscan flair.
Property Size1,404 SF
Price / SF$373.93
Days on Market468
Property Features for 527 Mendocino #F
General Information
Standard status
Active
Size
1,404 SF
Building Details
Year Built
2006
Listing Agency:
RE/MAX MARKETPLACE
(707) 328-1720
Listed By:
CAROLE MCMAHON · License #1483660
Source:
Corcoran
Added: May 20, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 RE/MAX MARKETPLACE
Investment Insights
Based on property information with market context.
This versatile live/work unit is accessible through a gated courtyard exhibiting Tuscan design elements. The lower level is configured with three individual office spaces, a full bathroom, and a stackable laundry closet. The upper level loft-style residence, which has a private entrance, features a kitchen equipped with granite countertops, a full bathroom, and French doors that lead to an open-air balcony. The property is located near restaurants, shopping, and downtown amenities. The property size is 1,404 square feet.
Key Highlights
- Versatile live/work unit suitable for both residential and professional use.
- Prime location steps from restaurants, shopping, and downtown amenities.
- Loft‑style residence with private entrance and open‑air balcony.
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
$19,823
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
3.78%
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%
$396,460
$396.5K
Cap Rate 7%
$283,186
$283.2K
Cap Rate 9%
$220,256
$220.3K
Market Conditions
NOI Build-Up for 1,404 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
$31.2K $22.20/SF
− Vacancy
−$4.7K −$3.37/SF
EGI
$26.4K $18.83/SF
− OpEx
−$6.6K −$4.71/SF
NOI
$19.8K $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%
$396,460
Cap Rate 7%
$283,186
Cap Rate 9%
$220,256
Alternative Uses
Best Use
Office B
$283.2K
$247.8K – $330.4K
NOI $19,823 @ 7.0% cap · market cap 3.78%
Second Best
Mixed Use
$228.8K
$200.2K – $267.0K
NOI $16,019 @ 7.0% cap · market cap 3.05%
Theoretical Best
Multifamily LT 5
$390.1K
$341.3K – $455.1K
NOI $27,305 @ 7.0% cap · market cap 5.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,175
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Stylish live/work unit near downtown amenities with Tuscan flair.
Where is this live-work space located?
The property is located at 527 Mendocino #F Santa Rosa, CA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Versatile live/work unit suitable for both residential and professional use.; Prime location steps from restaurants, shopping, and downtown amenities.; Loft‑style residence with private entrance and open‑air balcony.
