Renovated Mixed-Use Commercial
For Sale
$299,000
14728 Emory Avenue, Clearlake, CA 95422
Flexible layout includes offices, kitchen, bathrooms, and separate storage for a range of business uses.
Property Size1,000 SF
Price / SF$299
Days on Market268
Property Features for 14728 Emory Avenue
General Information
Standard status
Active
Size
1,000 SF
Total Parking Spaces
4
Property subtype
Commercial Sale / Mixed Use
Amenities
electric zoned mini-split system
spacious lobby
stamped concrete floors
private office with bathroom and wet bar
break room with kitchen and bathroom
storage room
drive around driveway
off street parking lot
Building Details
Year Built
1960
Buildings
1
Listing Agency:
Better Homes & Gardens - Wine Country Group
(707) 994-9940
Listed By:
Jessica Hooten · License #01912866
(707) 994-9940
Source:
Compass
Added: Dec 6, 2025
Changed: Aug 31
Last Checked: Aug 31 at 4:37AM
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 Better Homes & Gardens - Wine Country Group
Investment Insights
Based on property information with market context.
Built in 1960 and subsequently renovated, this 1,000-square-foot mixed-use commercial building combines customer-facing and private work areas. The interior includes a lobby, an office area with stamped concrete flooring, and a separately accessed private office with its own bathroom and wet bar. A break room with kitchen facilities, another bathroom, and dedicated storage add practical support space. Electric zoned mini-split equipment provides HVAC service throughout the building.
The property is positioned across from the lake and the Redbud Boat Ramps, which serve local residents and tourists year-round. A drive-around driveway and off-street parking lot provide customer access. The existing configuration can accommodate office, salon, specialty, and other business applications identified for the space.
The property is positioned across from the lake and the Redbud Boat Ramps, which serve local residents and tourists year-round. A drive-around driveway and off-street parking lot provide customer access. The existing configuration can accommodate office, salon, specialty, and other business applications identified for the space.
Key Highlights
- 1,000 SF mixed‑use commercial building built in 1960
- Renovated interior with electric zoned mini‑split HVAC
- Private office has a separate entrance, bathroom, and wet bar
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
$21,057
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
7.04%
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%
$421,140
$421.1K
Cap Rate 7%
$300,814
$300.8K
Cap Rate 9%
$233,967
$234.0K
Market Conditions
NOI Build-Up for 1,000 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
$34.9K $34.92/SF
− Vacancy
−$6.8K −$6.84/SF
EGI
$28.1K $28.08/SF
− OpEx
−$7.0K −$7.02/SF
NOI
$21.1K $21.06/SF
Area
Lake County, CA
Vacancy
19.60%
Lease Rate
$34.92 /SF/Yr
Expense Ratio
25.00%
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%
$421,140
Cap Rate 7%
$300,814
Cap Rate 9%
$233,967
Alternative Uses
Best Use
Office B
$300.8K
$263.2K – $351.0K
NOI $21,057 @ 7.0% cap · market cap 7.04%
Second Best
Mixed Use
$141.4K
$123.8K – $165.0K
NOI $9,900 @ 7.0% cap · market cap 3.31%
Theoretical Best
Office A
$401.4K
$351.2K – $468.3K
NOI $28,095 @ 7.0% cap · market cap 9.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
522
Businesses Nearby
Explore this area
Business Placement
Demographics for 95422, CA
17,017
Population
7,890
Households
2.2
Avg Household Size
38
Median Age
8%
College-Educated
80%
High-School Grad
26.9 sq mi
ZIP Area
633
Density / Sq Mi
$42,080
Median Household Income
$28,945
Median Earnings
$1,162
Median Rent
$206,300
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 - Flexible layout includes offices, kitchen, bathrooms, and separate storage for a range of business uses.
Where is this mixed-use property located?
The property is located at 14728 Emory Avenue Clearlake, CA.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 1,000 SF mixed‑use commercial building built in 1960; Renovated interior with electric zoned mini‑split HVAC; Private office has a separate entrance, bathroom, and wet bar
