Warehouse and Office Flex
For Sale
$699,000
16294 Main, Lower Lake, CA 95457
Two connected warehouse units with office space, roll-up doors, and fenced yard offer flexible space for an expanding business.
Property Size8,200 SF
Lot Size0.53 Acres
Price / SF$85.24
Days on Market51
Property Features for 16294 Main
General Information
Standard status
Active
Size
8,200 SF
Lot size
0.53 Acres
Property subtype
Industrial
Additional Details
Business Included
Yes
Fenced Yard
Yes
Building Details
Year Built
1959
Listing Agency:
Century 21 Epic-Clearlake
(707) 994-9940
Listed By:
Cheryl Marinaro · License #01280648
(707) 994-9940
Source:
Elliman
Added: Jun 20
Changed: Jul 10
Last Checked: Aug 9 at 8:57AM
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 Century 21 Epic-Clearlake
Investment Insights
Based on property information with market context.
This offering includes two units within a large warehouse setting, totaling 8,200 square feet, situated on a fenced 0.53-acre corner lot. The buildings are connected by a breezeway, creating an integrated layout that includes office areas along with substantial storage space. Concrete flooring and covered parking support practical day-to-day operations.
Each unit features its own 14 x 16 roll-up door, with separate power and water meters for added operational independence. On-site covered carport parking is also included. The property is located on Main Street in Lower Lake, with straightforward access for employees and deliveries.
For a business seeking room to grow while keeping space functional, the mix of warehouse and office space can support operations that require both storage and on-site work areas. The fenced yard, corner-lot positioning, and separate utilities by unit provide flexibility for owners and operators considering an expansion, consolidation, or multi-space setup under one roof.
Each unit features its own 14 x 16 roll-up door, with separate power and water meters for added operational independence. On-site covered carport parking is also included. The property is located on Main Street in Lower Lake, with straightforward access for employees and deliveries.
For a business seeking room to grow while keeping space functional, the mix of warehouse and office space can support operations that require both storage and on-site work areas. The fenced yard, corner-lot positioning, and separate utilities by unit provide flexibility for owners and operators considering an expansion, consolidation, or multi-space setup under one roof.
Key Highlights
- Two connected warehouse units totaling 8,200 SF on a 0.53‑acre fenced lot on Main Street in Lower Lake
- Office areas plus plenty of storage in the large warehouse setting, with buildings connected by a breezeway
- Concrete flooring throughout and 14 ft x 16 ft roll‑up doors
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
$63,173
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
9.04%
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%
$1,263,460
$1.3M
Cap Rate 7%
$902,471
$902.5K
Cap Rate 9%
$701,922
$701.9K
Market Conditions
NOI Build-Up for 8,200 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
$81.7K $9.96/SF
− Vacancy
−$7.4K −$0.90/SF
EGI
$74.3K $9.06/SF
− OpEx
−$11.1K −$1.36/SF
NOI
$63.2K $7.70/SF
Area
Lake County, CA
Vacancy
9.00%
Lease Rate
$9.96 /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%
$1,263,460
Cap Rate 7%
$902,471
Cap Rate 9%
$701,922
Alternative Uses
Best Use
Office B
$2.47M
$2.16M – $2.88M
NOI $172,665 @ 7.0% cap · market cap 24.70%
Second Best
Flex RnD
$1.32M
$1.16M – $1.54M
NOI $92,588 @ 7.0% cap · market cap 13.25%
Theoretical Best
Office A
$3.29M
$2.88M – $3.84M
NOI $230,379 @ 7.0% cap · market cap 32.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
222
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95457, CA
3,231
Population
1,801
Households
1.8
Avg Household Size
47
Median Age
22%
College-Educated
88%
High-School Grad
147.9 sq mi
ZIP Area
22
Density / Sq Mi
$52,266
Median Household Income
$32,839
Median Earnings
$1,078
Median Rent
$414,100
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?
Flex space - Two connected warehouse units with office space, roll-up doors, and fenced yard offer flexible space for an expanding business.
Where is this flex space located?
The property is located at 16294 Main Lower Lake, 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: Two connected warehouse units totaling 8,200 SF on a 0.53‑acre fenced lot on Main Street in Lower Lake; Office areas plus plenty of storage in the large warehouse setting, with buildings connected by a breezeway; Concrete flooring throughout and 14 ft x 16 ft roll‑up doors
