Woodland Industrial Buildings with
For Sale
$1,850,000
1111 Gibson Rd, Woodland, CA 95695
Two industrial buildings with a sizable yard for sale.
Property Size21,500 SF
Price / SF$86.05
Days on Market151
Property Features for 1111 Gibson Rd
General Information
Standard status
Active
Size
21,500 SF
Property subtype
Vacant-User
Amenities
OWNER-USER OPPORTUNITY WITH POTENTIAL RENTAL INCOME TO OFFSET OWNERSHIP COSTS
HIGH VISIBILITY, HIGH TRAFFIC LOCATION (31,000+ VPD)
±11,500 SF OF SECURE PAVED YARD SPACE
PRICED WELL BELOW REPLACEMENT COST & RELEVANT COMPS
EXCELLENT CLEAR HEIGHTS, CLEAR SPAN CONSTRUCTION
PROPERTY TO BE DELIVERED VACANT AT CLOSE OF ESCROW
Building Details
Building Size
21,500 SF
Year Built
1955
Listing Agency:
Marcus & Millichap - Sacramento
(916) 724-1331
Listed By:
James Beeghly · License #License(s): CA: 02216588
(916) 724-1331
Source:
Marcusmillichap
Added: Apr 3
Changed: Aug 8
Last Checked: Aug 30 at 1:15PM
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 Marcus & Millichap - Sacramento
Investment Insights
Based on property information with market context.
Located at 1107-1111 Gibson Road in Woodland, this property offers an opportunity for an owner-user or investor to acquire two industrial buildings. The property's configuration allows flexibility to occupy a portion and lease the remaining space. The property includes two buildings of approximately 16,200 SF and approximately 5,300 SF, respectively, along with a sizable paved yard suitable for vehicle and equipment storage. The buildings feature seven roll-up doors, tall clear heights, and clear-span construction. Situated 0.75 miles from Highway 113, the property provides access to I-5 and I-80. Comparable small-bay industrial properties in the immediate vicinity indicate pro-forma rents of roughly $0.75 per square foot NNN, allowing an owner-user to occupy a portion of the property while leasing the remaining suite to generate income and reduce occupancy costs. As of Q4 2025, vacancy for comparable properties was reported at 2.1% (CoStar Analytics).
Key Highlights
- Below‑market price compared to recent comparable sales ($119.25/SF since Q2 2025).
- Opportunity to offset occupancy costs by leasing out a portion of the property.
- Two buildings totaling ±21,500 SF (±16,200 SF and ±5,300 SF) with a sizable paved yard.
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
$144,422
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
7.81%
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%
$2,888,440
$2.9M
Cap Rate 7%
$2,063,171
$2.1M
Cap Rate 9%
$1,604,689
$1.6M
Market Conditions
NOI Build-Up for 21,500 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
$216.7K $10.08/SF
− Vacancy
−$10.4K −$0.48/SF
EGI
$206.3K $9.60/SF
− OpEx
−$61.9K −$2.88/SF
NOI
$144.4K $6.72/SF
Area
Yolo County, CA
Vacancy
4.80%
Lease Rate
$10.08 /SF/Yr
Expense Ratio
30.00%
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%
$2,888,440
Cap Rate 7%
$2,063,171
Cap Rate 9%
$1,604,689
Alternative Uses
Best Use
Warehouse
$2.51M
$2.19M – $2.92M
NOI $175,370 @ 7.0% cap · market cap 9.48%
Second Best
Industrial
$2.06M
$1.81M – $2.41M
NOI $144,422 @ 7.0% cap · market cap 7.81%
Theoretical Best
Office A
$5.80M
$5.08M – $6.77M
NOI $406,092 @ 7.0% cap · market cap 21.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
410
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95695, CA
38,956
Population
15,201
Households
2.6
Avg Household Size
39
Median Age
27%
College-Educated
85%
High-School Grad
145.6 sq mi
ZIP Area
268
Density / Sq Mi
$78,875
Median Household Income
$44,812
Median Earnings
$1,456
Median Rent
$493,800
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.
Similar Off Market Nearby
- Extra Space Storage — 1022 Gibson Rd, Woodland, CA 95695
- Adams Grain — 1030 East St, Woodland, CA 95776
Frequently Asked Questions
What type of property is this?
Warehouse - Two industrial buildings with a sizable yard for sale.
Where is this warehouse located?
The property is located at 1111 Gibson Rd Woodland, CA.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Below‑market price compared to recent comparable sales ($119.25/SF since Q2 2025).; Opportunity to offset occupancy costs by leasing out a portion of the property.; Two buildings totaling ±21,500 SF (±16,200 SF and ±5,300 SF) with a sizable paved yard.
