Single-Tenant Manufacturing
For Sale
Contact for pricing
1485 Tanforan Ave, Woodland, CA 95776
Heavy Industrial zoning and rail potential support the facility’s established manufacturing profile.
Property Size64,325 SF
Price / SF$127.48
Days on Market147
Property Features for 1485 Tanforan Ave
General Information
Standard status
Active
Size
64,325 SF
Total Parking Spaces
106
Property subtype
Industrial
Zoning
I - Heavy Industrial
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$532,765
Building Details
Year Built
1976
Tenancy
Single
Listing Agency:
CBRE - Sacramento
(916) 492-6907
Listed By:
Stuart Wright · License #CA 01451087
Source:
Crexi
Added: Apr 6
Changed: Aug 30
Last Checked: Aug 30 at 4:20AM
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 CBRE - Sacramento
Investment Insights
Based on property information with market context.
This single-tenant, net-leased industrial property contains an approximately 64,325-square-foot manufacturing warehouse on a 7.05-acre parcel. Constructed in 1976, the facility operates as Watts Regulator’s West Coast regional headquarters. The site has served the company’s operations since its predecessor, Ames Fire & Waterworks, was acquired by Watts Water Technologies in 2000.
Rail access potential is provided by a spur extending along the northern edge of the property. The facility is located in Woodland, California, less than one mile from Interstate 5, which records approximately 2,669 ADT at the referenced location. The property is zoned I - Heavy Industrial, aligning with its manufacturing and industrial use.
Rail access potential is provided by a spur extending along the northern edge of the property. The facility is located in Woodland, California, less than one mile from Interstate 5, which records approximately 2,669 ADT at the referenced location. The property is zoned I - Heavy Industrial, aligning with its manufacturing and industrial use.
Key Highlights
- Approximately 64,325‑square‑foot manufacturing warehouse
- 7.05‑acre square parcel
- Single‑tenant, net‑leased industrial property
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
$524,682
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
6.40%
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%
$10,493,640
$10.5M
Cap Rate 7%
$7,495,457
$7.5M
Cap Rate 9%
$5,829,800
$5.8M
Market Conditions
NOI Build-Up for 64,325 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
$648.4K $10.08/SF
− Vacancy
−$31.1K −$0.48/SF
EGI
$617.3K $9.60/SF
− OpEx
−$92.6K −$1.44/SF
NOI
$524.7K $8.16/SF
Area
Yolo County, CA
Vacancy
4.80%
Lease Rate
$10.08 /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%
$10,493,640
Cap Rate 7%
$7,495,457
Cap Rate 9%
$5,829,800
Alternative Uses
Best Use
Warehouse
$7.50M
$6.56M – $8.74M
NOI $524,682 @ 7.0% cap · market cap 6.40%
Second Best
Industrial
$6.17M
$5.40M – $7.20M
NOI $432,091 @ 7.0% cap · market cap 5.27%
Theoretical Best
Office A
$17.36M
$15.19M – $20.25M
NOI $1,214,971 @ 7.0% cap · market cap 14.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
205
Businesses Nearby
Explore this area
Business Placement
Demographics for 95776, CA
26,612
Population
8,410
Households
3.2
Avg Household Size
35
Median Age
36%
College-Educated
84%
High-School Grad
88.2 sq mi
ZIP Area
302
Density / Sq Mi
$104,020
Median Household Income
$47,831
Median Earnings
$1,677
Median Rent
$554,900
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?
Manufacturing property - Heavy Industrial zoning and rail potential support the facility’s established manufacturing profile.
Where is this manufacturing property located?
The property is located at 1485 Tanforan Ave Woodland, CA.
What is the asking price?
The asking price for this property is $8,200,000.
What are key features of this property?
This property features: Approximately 64,325‑square‑foot manufacturing warehouse; 7.05‑acre square parcel; Single‑tenant, net‑leased industrial property
