143-Unit Self Storage
For Sale
$2,595,000
13191 La Barr Meadows Rd, Grass Valley, CA 95949
Mixed-use commercial property with storage units, a grocery-occupied retail component, an apartment, and management space.
Property Size20,400 SF
Price / SF$127.21
Days on Market24
Property Features for 13191 La Barr Meadows Rd
General Information
Standard status
Active
Size
20,400 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Self-Storage Units
143
Building Details
Year Built
1996
Listing Agency:
Coldwell Banker Grass Roots Realty
(530) 308-2370
Listed By:
Lori M. Reynolds-Hamilton · License #01917345
Source:
Sacramentoareahouses
Added: Aug 7
Changed: Aug 29
Last Checked: Aug 29 at 2:29PM
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 Coldwell Banker Grass Roots Realty
Investment Insights
Based on property information with market context.
This mixed-use commercial property contains a 143-unit self-storage operation within 20,400 square feet of improvements. The property also includes retail space occupied by a long-term grocery store tenant, a three-bedroom, two-bathroom apartment on the upper level, and an on-site management office. Built in 1996, the combination of storage, retail, residential, and office components creates a varied physical configuration in one property.
The site is positioned along the La Barr Meadows/Dog Bar corridor in Grass Valley, California. Its existing improvements support several established property functions, including self-storage operations, grocery retail, residential occupancy, and on-site management.
The site is positioned along the La Barr Meadows/Dog Bar corridor in Grass Valley, California. Its existing improvements support several established property functions, including self-storage operations, grocery retail, residential occupancy, and on-site management.
Key Highlights
- 143‑unit self‑storage facility
- 20,400 square feet of property improvements
- Retail space occupied by a long‑term grocery store tenant
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
$213,490
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
8.23%
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%
$4,269,800
$4.3M
Cap Rate 7%
$3,049,857
$3.0M
Cap Rate 9%
$2,372,111
$2.4M
Market Conditions
NOI Build-Up for 20,400 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
$264.4K $12.96/SF
− Vacancy
−$13.2K −$0.65/SF
EGI
$251.2K $12.31/SF
− OpEx
−$37.7K −$1.85/SF
NOI
$213.5K $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%
$4,269,800
Cap Rate 7%
$3,049,857
Cap Rate 9%
$2,372,111
Alternative Uses
Best Use
Specialty Retail
$7.29M
$6.38M – $8.51M
NOI $510,537 @ 7.0% cap · market cap 19.67%
Second Best
Retail
$6.98M
$6.11M – $8.14M
NOI $488,695 @ 7.0% cap · market cap 18.83%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Explore this area
Business Placement
Demographics for 95949, CA
20,720
Population
8,644
Households
2.4
Avg Household Size
52
Median Age
32%
College-Educated
96%
High-School Grad
136.9 sq mi
ZIP Area
151
Density / Sq Mi
$90,309
Median Household Income
$40,553
Median Earnings
$1,827
Median Rent
$551,700
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Self storage facility - Mixed-use commercial property with storage units, a grocery-occupied retail component, an apartment, and management space.
Where is this self storage facility located?
The property is located at 13191 La Barr Meadows Rd Grass Valley, CA.
What is the asking price?
The asking price for this property is $2,595,000.
What are key features of this property?
This property features: 143‑unit self‑storage facility; 20,400 square feet of property improvements; Retail space occupied by a long‑term grocery store tenant
