Open-Layout Mixed-Use
For Sale
$650,000
195 Low Gap Road, Ukiah, CA 95482
Commercially zoned, single-story building with restrooms, offices, and an adaptable open interior.
Property Size2,508 SF
Lot Size0.40 Acres
Price / SF$259.17
Days on Market706
Property Features for 195 Low Gap Road
General Information
Standard status
Active
Size
2,508 SF
Lot size
0.40 Acres
Property subtype
Commercial Sale / Mixed Use
Zoning
commercial
Amenities
Central
Carpet, Tile, Vinyl
Dual Pane Partial
Composition
1 Story
1
Building Details
Year Built
1968
Buildings
1
Building Size
2,508 SF
Listing Agency:
Luxe Places International Realty
(707) 591-0570
Listed By:
Todd Schapmire · License #01414195
(707) 591-0570
Source:
Compass
Added: Sep 25, 2024
Changed: Aug 30
Last Checked: Aug 31 at 1:45AM
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 Luxe Places International Realty
Investment Insights
Based on property information with market context.
This single-story mixed-use building contains 2,508 square feet on a 17,253-square-foot paved lot. The interior includes restrooms, office space, and a large open room with abundant windows, along with carpet, tile, and vinyl finishes. A wheelchair ramp provides accessible entry, and the property has a central system and partial dual-pane windows.
Located at 195 Low Gap Road in Ukiah, the property sits one block from State Street and near routes serving Ukiah High School and the County Administration Building. Its commercial zoning and open configuration support the existing layout while allowing consideration of office, retail, restaurant, or other commercial uses identified for the property. On-site parking is available across the paved lot.
Located at 195 Low Gap Road in Ukiah, the property sits one block from State Street and near routes serving Ukiah High School and the County Administration Building. Its commercial zoning and open configuration support the existing layout while allowing consideration of office, retail, restaurant, or other commercial uses identified for the property. On-site parking is available across the paved lot.
Key Highlights
- 2,508 SF single‑story building on a 17,253 SF paved lot
- Commercial zoning with open interior configuration
- Interior includes restrooms, office space, and a large open room
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
$30,472
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
4.69%
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%
$609,440
$609.4K
Cap Rate 7%
$435,314
$435.3K
Cap Rate 9%
$338,578
$338.6K
Market Conditions
NOI Build-Up for 2,508 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
$54.2K $21.60/SF
− Vacancy
−$5.4K −$2.16/SF
EGI
$48.8K $19.44/SF
− OpEx
−$18.3K −$7.29/SF
NOI
$30.5K $12.15/SF
Area
Mendocino County, CA
Vacancy
10.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$609,440
Cap Rate 7%
$435,314
Cap Rate 9%
$338,578
Alternative Uses
Best Use
Mixed Use
$435.3K
$380.9K – $507.9K
NOI $30,472 @ 7.0% cap · market cap 4.69%
Second Best
—
—
no second resolved use
Theoretical Best
Flex RnD
$937.7K
$820.5K – $1.09M
NOI $65,636 @ 7.0% cap · market cap 10.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
953
Businesses Nearby
Explore this area
Business Placement
Demographics for 95482, CA
33,276
Population
13,143
Households
2.5
Avg Household Size
39
Median Age
21%
College-Educated
84%
High-School Grad
294.2 sq mi
ZIP Area
113
Density / Sq Mi
$70,063
Median Household Income
$38,707
Median Earnings
$1,335
Median Rent
$473,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercially zoned, single-story building with restrooms, offices, and an adaptable open interior.
Where is this mixed-use property located?
The property is located at 195 Low Gap Road Ukiah, CA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 2,508 SF single‑story building on a 17,253 SF paved lot; Commercial zoning with open interior configuration; Interior includes restrooms, office space, and a large open room
