Historic Freestanding Office
For Sale
$400,000
430 S Auburn St, Grass Valley, CA 95945
Freestanding 1891 office with private offices, conference room, reception area, two restrooms, and a private paved parking lot.
Property Size1,498 SF
Lot Size0.26 Acres
Price / SF$267.02
Days on Market35
Property Features for 430 S Auburn St
General Information
Standard status
Active
Size
1,498 SF
Class
C
Lot size
0.26 Acres
Property subtype
Office
Additional Details
Opportunity Zone
Yes
Highway Access
Yes
Building Details
Building Size
1,498 SF
Year Built
1891
Listing Agency:
TRI Commercial | Roseville
(916) 416-6658
Listed By:
Jason Huntoon · License #CalDRE #02109361
(916) 416-6658
Source:
Tricommercial
Added: Jul 17
Changed: Aug 16
Last Checked: Aug 20 at 5:34AM
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 TRI Commercial | Roseville
Investment Insights
Based on property information with market context.
This historic freestanding professional office building was constructed in 1891 and totals 1,498 square feet. The property has been converted for law firm use with craftsmen-style finishes and a practical interior layout that includes private offices, a reception area, a conference room, and two restrooms.
The building is sited on a 0.26-acre lot and includes a private parking lot located at the back of the building. The public remarks note excellent access from Hwy 20/49. The property also lies within a federal Opportunity Zone.
The offering is presented as having residential conversion capability, along with the existing configuration suitable for professional office users.
The building is sited on a 0.26-acre lot and includes a private parking lot located at the back of the building. The public remarks note excellent access from Hwy 20/49. The property also lies within a federal Opportunity Zone.
The offering is presented as having residential conversion capability, along with the existing configuration suitable for professional office users.
Key Highlights
- Freestanding professional office building built in 1891 with 1,498 SF on a 0.26‑acre lot
- Converted to a law firm office with private offices, conference room, and reception area
- Includes two restrooms within the office space
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
$18,201
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
4.55%
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%
$364,020
$364.0K
Cap Rate 7%
$260,014
$260.0K
Cap Rate 9%
$202,233
$202.2K
Market Conditions
NOI Build-Up for 1,498 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
$32.4K $21.60/SF
− Vacancy
−$8.1K −$5.40/SF
EGI
$24.3K $16.20/SF
− OpEx
−$6.1K −$4.05/SF
NOI
$18.2K $12.15/SF
Area
Nevada County, CA
Vacancy
25.00%
Lease Rate
$21.60 /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%
$364,020
Cap Rate 7%
$260,014
Cap Rate 9%
$202,233
Alternative Uses
Best Use
Office B
$260.0K
$227.5K – $303.4K
NOI $18,201 @ 7.0% cap · market cap 4.55%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$535.6K
$468.6K – $624.8K
NOI $37,489 @ 7.0% cap · market cap 9.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,575
Businesses Nearby
Explore this area
Business Placement
Demographics for 95945, CA
26,302
Population
13,051
Households
2
Avg Household Size
50
Median Age
32%
College-Educated
94%
High-School Grad
61.1 sq mi
ZIP Area
430
Density / Sq Mi
$61,068
Median Household Income
$41,072
Median Earnings
$1,420
Median Rent
$496,600
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 - Freestanding 1891 office with private offices, conference room, reception area, two restrooms, and a private paved parking lot.
Where is this office building located?
The property is located at 430 S Auburn St Grass Valley, CA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Freestanding professional office building built in 1891 with 1,498 SF on a 0.26‑acre lot; Converted to a law firm office with private offices, conference room, and reception area; Includes two restrooms within the office space
