Hard-Corner Retail Shopping
For Sale
$4,750,000
106 W Main, Woodland, CA 95695
100% occupied retail center on a hard corner with 82 striped parking spaces and visibility along two arterials.
Property Size25,626 SF
Lot Size1.81 Acres
Price / SF$185.36
Days on Market491
Property Features for 106 W Main
General Information
Standard status
Active
Size
25,626 SF
Total Parking Spaces
82
Lot size
1.81 Acres
Property subtype
Retail
Occupancy
100%
Additional Details
Cap Rate
7.62%
Traffic Count
15,000 vehicles/day
Amenities
Central Air
3
See City Zoning
82 Parking Spaces. Public.
Building Details
Year Built
1962
Year Renovated
1995
Tenancy
Multi
Listing Agency:
Ronald Caceres, Broker
5378153
Listed By:
Ronald Caceres · License #00821385
5378153
Source:
Xome
Added: Apr 5, 2025
Changed: Aug 8
Last Checked: Aug 8 at 3:31AM
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 Ronald Caceres, Broker
Investment Insights
Based on property information with market context.
California & Main Retail Center is a retail shopping center positioned at the hard corner of California St & Main St in Woodland. Originally built in 1962 and renovated in 1995, the property has undergone significant restoration and upgrades following a 2021 fire, with ownership investing over $1,000,000 to return the asset to optimal condition.
The most recent improvements include new A/C units, additional landscaping/tree trimming, and fresh parking lot paint and striping, supporting day-to-day operations and the tenant/visitor experience. The center is 100% occupied and stabilized, with the final two vacancies now leased. Tenant space includes a large suite that remains under market and is the first lease to roll.
The center totals 25,626 SF on 1.81 acres and offers 82 striped parking spaces. It also benefits from visibility along two key arterials, estimated at approximately 15,000 VPD.
The most recent improvements include new A/C units, additional landscaping/tree trimming, and fresh parking lot paint and striping, supporting day-to-day operations and the tenant/visitor experience. The center is 100% occupied and stabilized, with the final two vacancies now leased. Tenant space includes a large suite that remains under market and is the first lease to roll.
The center totals 25,626 SF on 1.81 acres and offers 82 striped parking spaces. It also benefits from visibility along two key arterials, estimated at approximately 15,000 VPD.
Key Highlights
- 25,626 SF California & Main Retail Center on a hard corner of California St & Main St in Woodland
- 1.81‑acre lot with 82 striped parking spaces (public parking) and visibility along two key arterials (approx. 15,000 VPD)
- 100% occupied retail center with the final two vacancies leased and stabilized operations
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
$364,605
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
7.68%
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%
$7,292,100
$7.3M
Cap Rate 7%
$5,208,643
$5.2M
Cap Rate 9%
$4,051,167
$4.1M
Market Conditions
NOI Build-Up for 25,626 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
$553.5K $21.60/SF
− Vacancy
−$32.7K −$1.27/SF
EGI
$520.9K $20.33/SF
− OpEx
−$156.3K −$6.10/SF
NOI
$364.6K $14.23/SF
Area
Yolo County, CA
Vacancy
5.90%
Lease Rate
$21.60 /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%
$7,292,100
Cap Rate 7%
$5,208,643
Cap Rate 9%
$4,051,167
Alternative Uses
Best Use
Retail
$5.21M
$4.56M – $6.08M
NOI $364,605 @ 7.0% cap · market cap 7.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.91M
$6.05M – $8.07M
NOI $484,024 @ 7.0% cap · market cap 10.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
15,000 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,569
Businesses Nearby
247k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 40%
Shops & Services 35%
Groceries 24%
Electronics 1%
Walmart Neighborhood Market
Groceries
30,957 visits/mo
0.4 miles
Nugget Market
Groceries
27,220 visits/mo
0.0 miles
McDonald's
Dining
26,933 visits/mo
0.3 miles
Dutch Bros. Coffee
Dining
23,872 visits/mo
0.1 miles
Dollar Tree
Shops & Services
16,486 visits/mo
0.3 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - 100% occupied retail center on a hard corner with 82 striped parking spaces and visibility along two arterials.
Where is this shopping center located?
The property is located at 106 W Main Woodland, CA.
What is the asking price?
The asking price for this property is $4,750,000.
What are key features of this property?
This property features: 25,626 SF California & Main Retail Center on a hard corner of California St & Main St in Woodland; 1.81‑acre lot with 82 striped parking spaces (public parking) and visibility along two key arterials (approx. 15,000 VPD); 100% occupied retail center with the final two vacancies leased and stabilized operations
