Lower Lake Commercial
For Sale
$490,000
16345 Main St, Lower Lake, CA 95457
Commercial property in Lower Lake's historic business district.
Property Size2,640 SF
Lot Size0.51 Acres
Price / SF$185.61
Days on Market143
Property Features for 16345 Main St
General Information
Standard status
Active
Size
2,640 SF
Lot size
0.51 Acres
Property subtype
Commercial
Building Details
Building Size
2,640 SF
Year Built
1985
Listing Agency:
(707) 987-2003
Listed By:
Rochelle Costello
(707) 987-2003
Source:
Elliman
Added: Mar 24
Changed: Aug 8
Last Checked: Aug 8 at 3:04PM
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 Rochelle Costello
Investment Insights
Based on property information with market context.
This commercial property is located in the heart of Lower Lake's historic business district. The property features approximately 140 feet of frontage on Main Street. The main building is a 2,640 sq ft storefront suitable for retail or office space. An attached 2,520 sq ft warehouse includes two loading bays. There is also a 1,152 sq ft pole barn and additional enclosed and semi-enclosed storage areas. The property includes a bedroom with a mini split and attached full bathroom, a full kitchen, and two additional half baths in the main building. Previously operating as a feed store, the property is suitable for a variety of business ventures.
Key Highlights
- Prime Main Street frontage (approx. 140 ft) offering maximum business exposure.
- Large storefront building (2,640 sq/ft) suitable for retail, office, or conversion.
- Substantial attached warehouse (2,520 sq/ft) with two loading bays.
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
$32,717
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
6.68%
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%
$654,340
$654.3K
Cap Rate 7%
$467,386
$467.4K
Cap Rate 9%
$363,522
$363.5K
Market Conditions
NOI Build-Up for 2,640 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
$48.8K $18.48/SF
− Vacancy
−$2.0K −$0.78/SF
EGI
$46.7K $17.70/SF
− OpEx
−$14.0K −$5.31/SF
NOI
$32.7K $12.39/SF
Area
Lake County, CA
Vacancy
4.20%
Lease Rate
$18.48 /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%
$654,340
Cap Rate 7%
$467,386
Cap Rate 9%
$363,522
Alternative Uses
Best Use
Office B
$794.1K
$694.9K – $926.5K
NOI $55,590 @ 7.0% cap · market cap 11.34%
Second Best
Retail
$467.4K
$409.0K – $545.3K
NOI $32,717 @ 7.0% cap · market cap 6.68%
Theoretical Best
Office A
$1.06M
$927.1K – $1.24M
NOI $74,171 @ 7.0% cap · market cap 15.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
217
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
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Similar Off Market Nearby
- Petals and Baskets — 16250 Main St, Lower Lake, CA 95457
Frequently Asked Questions
What type of property is this?
Storefront property - Commercial property in Lower Lake's historic business district.
Where is this storefront property located?
The property is located at 16345 Main St Lower Lake, CA.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: Prime Main Street frontage (approx. 140 ft) offering maximum business exposure.; Large storefront building (2,640 sq/ft) suitable for retail, office, or conversion.; Substantial attached warehouse (2,520 sq/ft) with two loading bays.
