Corner Flex Space with Roll-Up
For Sale
$325,000
11952 Charles Dr, Grass Valley, CA 95945
Open industrial condo with concrete flooring, tall ceilings, paved access, and an adaptable interior awaiting customization.
Property Size1,750 SF
Price / SF$185.71
Days on Market170
Property Features for 11952 Charles Dr
General Information
Standard status
Active
Size
1,750 SF
Property subtype
Commercial
Building Details
Year Built
2006
Listing Agency:
Re/Max Gold
(530) 277-0368
Listed By:
Cheryl Anne Rellstab · License #01162108
Source:
Thecentralvalleyhomesearch
Added: Mar 16
Changed: Aug 31
Last Checked: Aug 31 at 5:42PM
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 Gold
Investment Insights
Based on property information with market context.
This end-position flex space in Hilltop Business Park was built in 2006 and provides 1,750 square feet in an open shop and warehouse configuration. The unit features tall ceilings, concrete flooring, paved vehicle access, and several roll-up doors, including a side door that supports loading and circulation from more than one approach. No finished office or restroom is currently in place, allowing the interior to be planned around the next owner’s requirements.
Plans are available for a future loft or mezzanine, which could add office, storage, break-area, or work space subject to verification of approvals and build-out requirements. The property is near the Nevada County Airport and has corner placement within the business park. Buyer to verify allowable uses, permits, improvements, and potential side-yard configuration.
Plans are available for a future loft or mezzanine, which could add office, storage, break-area, or work space subject to verification of approvals and build-out requirements. The property is near the Nevada County Airport and has corner placement within the business park. Buyer to verify allowable uses, permits, improvements, and potential side-yard configuration.
Key Highlights
- 1,750‑square‑foot flex space in Hilltop Business Park
- End/corner unit with paved vehicle access
- Multiple roll‑up doors, including a side roll‑up door
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
$18,314
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
5.64%
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%
$366,280
$366.3K
Cap Rate 7%
$261,629
$261.6K
Cap Rate 9%
$203,489
$203.5K
Market Conditions
NOI Build-Up for 1,750 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
$22.7K $12.96/SF
− Vacancy
−$1.1K −$0.65/SF
EGI
$21.5K $12.31/SF
− OpEx
−$3.2K −$1.85/SF
NOI
$18.3K $10.47/SF
Area
Nevada County, CA
Vacancy
5.00%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
15.00%
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%
$366,280
Cap Rate 7%
$261,629
Cap Rate 9%
$203,489
Alternative Uses
Best Use
Flex RnD
$542.2K
$474.5K – $632.6K
NOI $37,957 @ 7.0% cap · market cap 11.68%
Second Best
Warehouse
$261.6K
$228.9K – $305.2K
NOI $18,314 @ 7.0% cap · market cap 5.64%
Theoretical Best
Specialty Retail
$625.7K
$547.5K – $729.9K
NOI $43,796 @ 7.0% cap · market cap 13.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
247
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95945, CA
26,302
Population
13,051
Households
2
Avg Household Size
50
Median Age
32%
College-Educated
94%
High-School Grad
61.1 sq mi
ZIP Area
430
Density / Sq Mi
$61,068
Median Household Income
$41,072
Median Earnings
$1,420
Median Rent
$496,600
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Flex space - Open industrial condo with concrete flooring, tall ceilings, paved access, and an adaptable interior awaiting customization.
Where is this flex space located?
The property is located at 11952 Charles Dr Grass Valley, CA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,750‑square‑foot flex space in Hilltop Business Park; End/corner unit with paved vehicle access; Multiple roll‑up doors, including a side roll‑up door
