Healdsburg Commercial Building on 0.93
For Sale
$2,995,000
1420 Healdsburg, Healdsburg, CA 95448
16,272 sq ft commercial building on 0.93 acres.
Property Size16,272 SF
Lot Size0.93 Acres
Price / SF$184.06
Days on Market153
Property Features for 1420 Healdsburg
General Information
Standard status
Active
Size
16,272 SF
Lot size
0.93 Acres
Property subtype
Commercial
Amenities
Central air
Composition Roof
Concrete Flooring
Concrete Slab Flooring
Flat Roof
Heat Pump Heating
Multi Units Cooling
Multi Units Heating
Shingle Roof
Wall Unit(s) Cooling
Building Details
Year Built
1960
Listing Agency:
GOLDEN THREAD REAL ESTATE
3183166
Listed By:
JESS W YOUNG
Source:
Corcoran
Added: Mar 31
Changed: Aug 27
Last Checked: Aug 29 at 6:33AM
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 GOLDEN THREAD REAL ESTATE
Investment Insights
Based on property information with market context.
This 16,272 sq ft commercial building is positioned on approximately 0.93 acres. The property features a layout with shop space, approximately 14' ceilings, 3-phase 208V \/ 600 amp power, multiple Daikin mini-split HVAC systems (installed 2018), and a blend of office and warehouse areas. Additional features include a loading dock, grade-level roll-up access, multiple restrooms, and an estimated 50 on-site parking spaces. Zoned CS (Commercial Service), the property supports uses including retail, showroom, office, medical, and service-based businesses, as well as automotive sales, equipment rental, contractor shops, and other light commercial operations. The zoning also allows for conditionally permitted uses such as automotive repair, contractor yards, warehouse-style retail, and certain light manufacturing subject to City approval. An adjacent 0.2342 acre parcel is also available for purchase and carries the same CS (Commercial Service) zoning, offering expansion potential for additional parking, yard space, or future development bringing the total potential control to over 1.16 acres. It is designed to accommodate service-oriented businesses that benefit from visibility, access, and functional space.
Key Highlights
- Large 16,272 sq ft commercial building on 0.93 acres in Healdsburg.
- CS (Commercial Service) zoning supports a wide range of uses.
- Features expansive shop space, 14' ceilings, 3‑phase 208V / 600 amp power, loading dock, and approximately 50 parking spaces.
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
$239,993
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
8.01%
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%
$4,799,860
$4.8M
Cap Rate 7%
$3,428,471
$3.4M
Cap Rate 9%
$2,666,589
$2.7M
Market Conditions
NOI Build-Up for 16,272 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
$369.0K $22.68/SF
− Vacancy
−$26.2K −$1.61/SF
EGI
$342.8K $21.07/SF
− OpEx
−$102.9K −$6.32/SF
NOI
$240.0K $14.75/SF
Area
Sonoma County, CA
Vacancy
7.10%
Lease Rate
$22.68 /SF/Yr
Expense Ratio
30.00%
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%
$4,799,860
Cap Rate 7%
$3,428,471
Cap Rate 9%
$2,666,589
Alternative Uses
Best Use
Warehouse
$4.16M
$3.64M – $4.86M
NOI $291,420 @ 7.0% cap · market cap 9.73%
Second Best
Industrial
$3.43M
$3.00M – $4.00M
NOI $239,993 @ 7.0% cap · market cap 8.01%
Theoretical Best
Specialty Retail
$4.41M
$3.86M – $5.14M
NOI $308,654 @ 7.0% cap · market cap 10.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
557
Businesses Nearby
Explore this area
Business Placement
Demographics for 95448, CA
16,245
Population
7,783
Households
2.1
Avg Household Size
48
Median Age
45%
College-Educated
88%
High-School Grad
184.8 sq mi
ZIP Area
88
Density / Sq Mi
$103,048
Median Household Income
$46,932
Median Earnings
$2,129
Median Rent
$1,030,100
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?
Mixed-use property - 16,272 sq ft commercial building on 0.93 acres.
Where is this mixed-use property located?
The property is located at 1420 Healdsburg Healdsburg, CA.
What is the asking price?
The asking price for this property is $2,995,000.
What are key features of this property?
This property features: Large 16,272 sq ft commercial building on 0.93 acres in Healdsburg.; CS (Commercial Service) zoning supports a wide range of uses.; Features expansive shop space, 14' ceilings, 3‑phase 208V / 600 amp power, loading dock, and approximately 50 parking spaces.
