Clearlake Commercial Shop For
For Sale
$645,000
Pending
4314 Old Highway 53, Clearlake, CA 95422
5,000 Sq Ft shop in prime Clearlake location.
Property Size5,000 SF
Days on Market108
Property Features for 4314 Old Highway 53
General Information
Standard status
Pending
Size
5,000 SF
Property subtype
Commercial
Building Details
Building Size
5,000 SF
Year Built
1900
Listing Agency:
Country Air Properties
(916) 969-2660
Listed By:
Jacob Humphrey · License #02377859
(916) 969-2660
Source:
Elliman
Added: Apr 24
Changed: Aug 8
Last Checked: Jul 23 at 7:41AM
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 Country Air Properties
Investment Insights
Based on property information with market context.
This 5,000 square foot commercial shop is available for purchase in Clearlake. Zoned for general commercial use, the property has been in successful business operation since the 1980s. The real estate is offered for sale without the business. The shop features an open layout that can accommodate up to 10 vehicles at once, with large 14’ x 14’ roll-up doors providing access for commercial trucks, fleet vehicles, and oversized equipment. It is equipped with three vehicle lifts and a fully integrated air compressor system with copper plumbing. Interior upgrades include modern hexagon LED lighting. The property also includes a newly updated customer waiting area, multiple private offices, two restrooms, and a loft space for storage or workspace. It is suited for automotive repair, fleet servicing, contractor operations, hobbyists, or light industrial uses. The seller is offering the real estate only and relocating business operations to a newly constructed facility. The property has a walk score of 53, indicating it is somewhat walkable, and a bike score of 25, indicating it is somewhat bikeable.
Key Highlights
- Prime, busy location in Clearlake with General Commercial zoning.
- Expansive 5,000 sq ft shop with an open layout accommodating up to 10 vehicles.
- Equipped with three vehicle lifts and a fully integrated air compressor system.
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
$41,059
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
6.37%
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%
$821,180
$821.2K
Cap Rate 7%
$586,557
$586.6K
Cap Rate 9%
$456,211
$456.2K
Market Conditions
NOI Build-Up for 5,000 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
$62.4K $12.48/SF
− Vacancy
−$3.7K −$0.75/SF
EGI
$58.7K $11.73/SF
− OpEx
−$17.6K −$3.52/SF
NOI
$41.1K $8.21/SF
Area
Lake County, CA
Vacancy
6.00%
Lease Rate
$12.48 /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%
$821,180
Cap Rate 7%
$586,557
Cap Rate 9%
$456,211
Alternative Uses
Best Use
Retail
$885.2K
$774.5K – $1.03M
NOI $61,963 @ 7.0% cap · market cap 9.61%
Second Best
Industrial
$586.6K
$513.2K – $684.3K
NOI $41,059 @ 7.0% cap · market cap 6.37%
Theoretical Best
Office A
$2.01M
$1.76M – $2.34M
NOI $140,475 @ 7.0% cap · market cap 21.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95422, CA
17,017
Population
7,890
Households
2.2
Avg Household Size
38
Median Age
8%
College-Educated
80%
High-School Grad
26.9 sq mi
ZIP Area
633
Density / Sq Mi
$42,080
Median Household Income
$28,945
Median Earnings
$1,162
Median Rent
$206,300
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Auto shop - 5,000 Sq Ft shop in prime Clearlake location.
Where is this auto shop located?
The property is located at 4314 Old Highway 53 Clearlake, CA.
What is the asking price?
The asking price for this property is $645,000.
What are key features of this property?
This property features: Prime, busy location in Clearlake with General Commercial zoning.; Expansive 5,000 sq ft shop with an open layout accommodating up to 10 vehicles.; Equipped with three vehicle lifts and a fully integrated air compressor system.
