Industrial Condominium
For Sale
$419,000
1020 Whispering Pines Lane, Grass Valley, CA 95945
Portfolio of thirteen industrial condominium units with access to Highway 49 in an established business park.
Property Size2,365 SF
Days on Market190
Property Features for 1020 Whispering Pines Lane
General Information
Standard status
Active
Size
2,365 SF
Property subtype
Industrial
Occupancy
85%
Additional Details
Highway Access
Yes
Building Details
Building Size
2,365 SF
Listing Agency:
TRI Commercial | Roseville
Listed By:
Jason Huntoon · License #CalDRE #02109361
(916) 416-6658
Source:
Tricommercial
Added: Mar 7
Changed: Sep 11
Last Checked: Sep 12 at 5:33AM
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.
The offering includes thirteen industrial condominium units at 1020 and 1050 Whispering Pines Lane, presented as a single portfolio acquisition. The units are described as high-end industrial condominiums and total 127,834 square feet across the collection. The properties are reported to be 85% occupied.
The portfolio is centrally located within an established industrial/business park and offers good access to Highway 49.
The seller indicates high-quality construction intended to preserve long-term value and help minimize maintenance. The remarks also note that the structure includes short-term leases, and that two condominium units at 1020 Whispering Pines Lane collateralize a promissory note held by the seller, which may be potentially available for sale to a buyer of the properties.
The portfolio is centrally located within an established industrial/business park and offers good access to Highway 49.
The seller indicates high-quality construction intended to preserve long-term value and help minimize maintenance. The remarks also note that the structure includes short-term leases, and that two condominium units at 1020 Whispering Pines Lane collateralize a promissory note held by the seller, which may be potentially available for sale to a buyer of the properties.
Key Highlights
- Portfolio of 13 industrial condominium units totaling 27,834 SF at 1020 & 1050 Whispering Pines Lane.
- Unit sizes range from 1,638 SF to 3,940 SF across the 13‑condo portfolio.
- Portfolio is reported with 85% occupancy.
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
$24,750
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
5.91%
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%
$495,000
$495.0K
Cap Rate 7%
$353,571
$353.6K
Cap Rate 9%
$275,000
$275.0K
Market Conditions
NOI Build-Up for 2,365 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
$30.7K $12.96/SF
− Vacancy
−$1.5K −$0.65/SF
EGI
$29.1K $12.31/SF
− OpEx
−$4.4K −$1.85/SF
NOI
$24.8K $10.47/SF
Area
Nevada County, CA
Vacancy
5.00%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
15.00%
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%
$495,000
Cap Rate 7%
$353,571
Cap Rate 9%
$275,000
Alternative Uses
Best Use
Warehouse
$353.6K
$309.4K – $412.5K
NOI $24,750 @ 7.0% cap · market cap 5.91%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$845.5K
$739.8K – $986.5K
NOI $59,187 @ 7.0% cap · market cap 14.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
85%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
407
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Portfolio of thirteen industrial condominium units with access to Highway 49 in an established business park.
Where is this warehouse located?
The property is located at 1020 Whispering Pines Lane Grass Valley, CA.
What is the asking price?
The asking price for this property is $419,000.
What are key features of this property?
This property features: Portfolio of 13 industrial condominium units totaling 27,834 SF at 1020 & 1050 Whispering Pines Lane.; Unit sizes range from 1,638 SF to 3,940 SF across the 13‑condo portfolio.; Portfolio is reported with 85% occupancy.
