Commercial Condo Units For
For Sale
$1,750,000
155 Spring Hill Dr Ste 103 & 104, Grass Valley, CA 95945
Two commercial condo units totaling ±13,576 SF for sale.
Property Size2,400 SF
Price / SF$128.90
Days on Market168
Property Features for 155 Spring Hill Dr Ste 103 & 104
General Information
Standard status
Active
Size
2,400 SF
Class
C
Property subtype
Office
Building Details
Building Size
2,400 SF
Year Built
2000
Listing Agency:
TRI Commercial | Roseville
(916) 416-6658
Listed By:
Jason Huntoon · License #CalDRE #02109361
(916) 416-6658
Source:
Corfac
Added: Mar 5
Changed: Aug 12
Last Checked: Aug 20 at 5:43AM
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 TRI Commercial | Roseville
Investment Insights
Based on property information with market context.
Two contiguous commercial condo units, 155 Spring Hill Drive Units 3 & 4, totaling approximately 13,576 square feet, are available for sale. Unit 3 is divided into two rentable areas: an approximately 1,600 square foot high bay manufacturing space with a long-term month-to-month tenant, and an approximately 7,400 square foot space that is currently available. Unit 4 comprises approximately 4,576 square feet on one level with ground floor access and is fully leased. The property is located off Idaho Maryland Road, providing quick and easy access to Highway 49. The property is zoned for industrial use and has strong demographics. A new roof was installed in 2021. It is ideal for an owner-user with existing income or an investor seeking long-term tenants.
Key Highlights
- ±13,576 SF contiguous commercial condo units ideal for owner‑user or investor.
- Income in place from existing tenants in both units.
- Quick and Easy Access to Hwy 49.
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
$125,243
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
7.16%
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%
$2,504,860
$2.5M
Cap Rate 7%
$1,789,186
$1.8M
Cap Rate 9%
$1,391,589
$1.4M
Market Conditions
NOI Build-Up for 13,576 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
$187.3K $13.80/SF
− Vacancy
−$8.4K −$0.62/SF
EGI
$178.9K $13.18/SF
− OpEx
−$53.7K −$3.95/SF
NOI
$125.2K $9.23/SF
Area
Nevada County, CA
Vacancy
4.50%
Lease Rate
$13.80 /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%
$2,504,860
Cap Rate 7%
$1,789,186
Cap Rate 9%
$1,391,589
Alternative Uses
Best Use
Flex RnD
$4.21M
$3.68M – $4.91M
NOI $294,456 @ 7.0% cap · market cap 16.83%
Second Best
Industrial
$1.79M
$1.57M – $2.09M
NOI $125,243 @ 7.0% cap · market cap 7.16%
Theoretical Best
Specialty Retail
$4.85M
$4.25M – $5.66M
NOI $339,757 @ 7.0% cap · market cap 19.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,169
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95945, CA
26,302
Population
13,051
Households
2
Avg Household Size
50
Median Age
32%
College-Educated
94%
High-School Grad
61.1 sq mi
ZIP Area
430
Density / Sq Mi
$61,068
Median Household Income
$41,072
Median Earnings
$1,420
Median Rent
$496,600
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Tjm Food Services Inc — 988 Plaza Dr, Grass Valley, CA 95945
Frequently Asked Questions
What type of property is this?
Flex space - Two commercial condo units totaling ±13,576 SF for sale.
Where is this flex space located?
The property is located at 155 Spring Hill Dr Ste 103 & 104 Grass Valley, CA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: ±13,576 SF contiguous commercial condo units ideal for owner‑user or investor.; Income in place from existing tenants in both units.; Quick and Easy Access to Hwy 49.
