Turnkey Clinic Building on
For Sale
$349,000
1225 S Main, Willits, CA 95490
Turnkey chiropractic clinic building in Willits with prime highway frontage.
Property Size1,685 SF
Price / SF$207.12
Days on Market459
Property Features for 1225 S Main
General Information
Standard status
Active
Size
1,685 SF
Building Details
Year Built
1976
Listing Agency:
RE/MAX GOLD - SELZER AND ASSOCIATES
(707) 462-5400
Listed By:
KARENA JOLLEY
Source:
Corcoran
Added: May 28, 2025
Changed: Mar 16
Last Checked: Aug 28 at 7:08AM
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 - SELZER AND ASSOCIATES
Investment Insights
Based on property information with market context.
This approximately 1700 square foot, one-level building is located in Willits and is suitable for use as a chiropractic clinic. The property features frontage on Highway 20/Main Street, with signage and dedicated level parking. It is situated next to a local medical clinic. The interior includes a reception area, administrative areas, a private office/break room, and five treatment rooms connected by a sunlit hallway, as well as two bathrooms. The property also benefits from an owned 28-panel solar system.
Key Highlights
- Prime Hwy 20/Main Street frontage with excellent signage and dedicated level parking.
- Turnkey 1700 sqft building suitable for a chiropractic clinic or other business.
- Located next to a medical clinic, facilitating referrals and patient convenience.
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
$24,462
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
7.01%
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%
$489,240
$489.2K
Cap Rate 7%
$349,457
$349.5K
Cap Rate 9%
$271,800
$271.8K
Market Conditions
NOI Build-Up for 1,685 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
$38.0K $22.56/SF
− Vacancy
−$5.4K −$3.20/SF
EGI
$32.6K $19.36/SF
− OpEx
−$8.2K −$4.84/SF
NOI
$24.5K $14.52/SF
Area
Mendocino County, CA
Vacancy
14.20%
Lease Rate
$22.56 /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%
$489,240
Cap Rate 7%
$349,457
Cap Rate 9%
$271,800
Alternative Uses
Best Use
Healthcare Medical
$535.3K
$468.4K – $624.6K
NOI $37,473 @ 7.0% cap · market cap 10.74%
Second Best
Office B
$349.5K
$305.8K – $407.7K
NOI $24,462 @ 7.0% cap · market cap 7.01%
Theoretical Best
Flex RnD
$630.0K
$551.2K – $735.0K
NOI $44,097 @ 7.0% cap · market cap 12.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
391
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95490, CA
14,227
Population
6,077
Households
2.3
Avg Household Size
42
Median Age
23%
College-Educated
89%
High-School Grad
430.1 sq mi
ZIP Area
33
Density / Sq Mi
$67,069
Median Household Income
$44,362
Median Earnings
$1,243
Median Rent
$383,900
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?
Medical Office Space - Turnkey chiropractic clinic building in Willits with prime highway frontage.
Where is this medical office space located?
The property is located at 1225 S Main Willits, CA.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: Prime Hwy 20/Main Street frontage with excellent signage and dedicated level parking.; Turnkey 1700 sqft building suitable for a chiropractic clinic or other business.; Located next to a medical clinic, facilitating referrals and patient convenience.
