Vintage Office Building with
For Sale
$429,000
827 North Street, Woodland, CA 95695
Well-maintained office building with new central H/A, a 14-year roof, and a four-space private parking lot.
Property Size1,003 SF
Price / SF$427.72
Days on Market498
Property Features for 827 North Street
General Information
Standard status
Active
Size
1,003 SF
Property subtype
Office
Amenities
Central Air
3
C-2
Public.
47' x 110'
Building Details
Year Built
1899
Listing Agency:
Mata Realty
2190955
Listed By:
Susan Bovey
2190955
Source:
Xome
Added: Mar 29, 2025
Changed: Aug 8
Last Checked: Aug 8 at 4:22AM
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 Mata Realty
Investment Insights
Based on property information with market context.
This well-maintained vintage office building is currently configured for professional use, with high ceilings and an open feel. The property includes a basement, multiple office spaces, and larger main rooms, plus a half-bath and kitchen area located toward the rear.
Improvements include new central H/A and a roof that is approximately 14 years old with vents. Parking is provided through a private parking lot with four spaces, along with additional street parking.
The building is located about one block from Historic Downtown Woodland, near shopping and restaurants, and close to county offices and the courthouse.
Improvements include new central H/A and a roof that is approximately 14 years old with vents. Parking is provided through a private parking lot with four spaces, along with additional street parking.
The building is located about one block from Historic Downtown Woodland, near shopping and restaurants, and close to county offices and the courthouse.
Key Highlights
- 1899 vintage office building used as offices with a basement
- New central H/A with central air and heating listed as "3"
- 14‑year‑old roof with vents
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
$14,208
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
3.31%
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%
$284,160
$284.2K
Cap Rate 7%
$202,971
$203.0K
Cap Rate 9%
$157,867
$157.9K
Market Conditions
NOI Build-Up for 1,003 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
$24.1K $24.00/SF
− Vacancy
−$5.1K −$5.11/SF
EGI
$18.9K $18.89/SF
− OpEx
−$4.7K −$4.72/SF
NOI
$14.2K $14.17/SF
Area
Yolo County, CA
Vacancy
21.30%
Lease Rate
$24.00 /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%
$284,160
Cap Rate 7%
$202,971
Cap Rate 9%
$157,867
Alternative Uses
Best Use
Office B
$203.0K
$177.6K – $236.8K
NOI $14,208 @ 7.0% cap · market cap 3.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$270.6K
$236.8K – $315.8K
NOI $18,945 @ 7.0% cap · market cap 4.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,625
Businesses Nearby
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Well-maintained office building with new central H/A, a 14-year roof, and a four-space private parking lot.
Where is this office building located?
The property is located at 827 North Street Woodland, CA.
What is the asking price?
The asking price for this property is $429,000.
What are key features of this property?
This property features: 1899 vintage office building used as offices with a basement; New central H/A with central air and heating listed as "3"; 14‑year‑old roof with vents
