Gated Flex Industrial
For Sale
Contact for pricing
1397 Eeloa Avenue, Rio Dell, CA 95562
Secure, gated industrial site with a tall metal building, commercial kitchen, and two roll-up doors for flexible operations.
Property Size7,000 SF
Lot Size2.50 Acres
Price / SF$99.86
Days on Market68
Property Features for 1397 Eeloa Avenue
General Information
Standard status
Active
Size
7,000 SF
Lot size
2.50 Acres
Property subtype
Industrial, Mixed Use, Land
Warehouse & Industrial
Clear Height
25 ft
Drive-In Doors
2
Additional Details
Fenced Yard
Yes
Commercial Hood
Yes
Building Details
Year Built
1953
Listing Agency:
Coldwell Banker Commercial Pacific Partners Real Estate
Listed By:
J.B. Mathers
Source:
Crexi
Added: Jun 6
Changed: Aug 12
Last Checked: Aug 12 at 10:56AM
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 Commercial Pacific Partners Real Estate
Investment Insights
Based on property information with market context.
This approximately 2.5-acre flat commercial/industrial site is fully gated, fenced, and secured, offering a controlled setting for a variety of uses. The primary improvement is a ±4,000-square-foot, 25-foot tall metal building that includes a commercial kitchen area, an interior two-story structure, a restroom, and ample power and lighting. Access is supported by two roll-up doors, and the kitchen area is described as flexible for customization. An attached ±3,000-square-foot two-story building is also included, with a kitchen and bath, creating additional space for separate operations or an expanded workflow.
The property is offered for sale as a combined site, positioned to support owner-users or investors seeking an industrial platform with multiple structures. With two buildings and both roll-up door access and dedicated kitchen/bath space, the site can accommodate businesses that need both production/storage functionality and specialized interior capabilities.
Tenants, operators, or buyers can evaluate the layout based on their operational needs, particularly where commercial kitchen functionality and separate two-story space are important. The secured perimeter, flat site configuration, and presence of roll-up doors are practical considerations for receiving, staging, and day-to-day business use within a single property.
The property is offered for sale as a combined site, positioned to support owner-users or investors seeking an industrial platform with multiple structures. With two buildings and both roll-up door access and dedicated kitchen/bath space, the site can accommodate businesses that need both production/storage functionality and specialized interior capabilities.
Tenants, operators, or buyers can evaluate the layout based on their operational needs, particularly where commercial kitchen functionality and separate two-story space are important. The secured perimeter, flat site configuration, and presence of roll-up doors are practical considerations for receiving, staging, and day-to-day business use within a single property.
Key Highlights
- Approximately 2.5‑acre flat commercial/industrial property built in 1953
- Fully gated, fenced, and secure site
- ±4,000 SF 25‑ft tall metal building with commercial kitchen, restroom, lighting, and ample power
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
$49,587
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
7.09%
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%
$991,740
$991.7K
Cap Rate 7%
$708,386
$708.4K
Cap Rate 9%
$550,967
$551.0K
Market Conditions
NOI Build-Up for 7,000 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
$63.0K $9.00/SF
− Vacancy
−$4.7K −$0.67/SF
EGI
$58.3K $8.33/SF
− OpEx
−$8.8K −$1.25/SF
NOI
$49.6K $7.08/SF
Area
Humboldt County, CA
Vacancy
7.40%
Lease Rate
$9.00 /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%
$991,740
Cap Rate 7%
$708,386
Cap Rate 9%
$550,967
Alternative Uses
Best Use
Flex RnD
$2.64M
$2.31M – $3.08M
NOI $185,045 @ 7.0% cap · market cap 26.47%
Second Best
Warehouse
$708.4K
$619.8K – $826.5K
NOI $49,587 @ 7.0% cap · market cap 7.09%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
25 ft
Clear height
2
Drive-in doors
Yes
Fenced yard
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
73
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 95562, CA
3,475
Population
1,604
Households
2.2
Avg Household Size
38
Median Age
10%
College-Educated
90%
High-School Grad
16.6 sq mi
ZIP Area
209
Density / Sq Mi
$45,801
Median Household Income
$28,526
Median Earnings
$1,057
Median Rent
$310,600
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?
Flex space - Secure, gated industrial site with a tall metal building, commercial kitchen, and two roll-up doors for flexible operations.
Where is this flex space located?
The property is located at 1397 Eeloa Avenue Rio Dell, CA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Approximately 2.5‑acre flat commercial/industrial property built in 1953; Fully gated, fenced, and secure site; ±4,000 SF 25‑ft tall metal building with commercial kitchen, restroom, lighting, and ample power
