Lower Lake Commercial
For Sale
$545,000
16345 Main Street, Lower Lake, CA 95457
Rare commercial property in Lower Lake's historic business district.
Property Size5,160 SF
Price / SF$105.62
Days on Market285
Property Features for 16345 Main Street
General Information
Standard status
Active
Size
5,160 SF
Property subtype
Commercial/Industrial
Building Details
Year Built
1985
Listing Agency:
Navigate Real Estate
(707) 921-8250
Listed By:
Rochelle Costello · License #02229414
(707) 921-8250
Source:
Exitrealty
Added: Nov 11, 2025
Changed: Aug 23
Last Checked: Aug 22 at 9:27AM
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 Navigate Real Estate
Investment Insights
Based on property information with market context.
This commercial property is located in the heart of Lower Lake's historic business district, offering high visibility. Previously operating as a feed store, the property includes a 2,640 sq/ft storefront main building suitable for retail or office space. An attached 2,520 sq/ft warehouse features two loading bays. Additional storage is available in a 1,152 sq/ft pole barn, along with other enclosed and semi-enclosed storage areas. The property has approximately 140 feet of Main Street frontage. The property also features a bedroom with a mini split and its own attached full bathroom plus two additional half baths in the main building, a full kitchen and ample storage throughout. The site is suitable for reviving the feed store operation or launching a new enterprise.
Key Highlights
- Prime Main Street frontage offering exceptional visibility
- Large 2,640 sq/ft storefront building suitable for retail, office, or conversion
- Substantial 2,520 sq/ft attached warehouse 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
$42,373
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
7.77%
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%
$847,460
$847.5K
Cap Rate 7%
$605,329
$605.3K
Cap Rate 9%
$470,811
$470.8K
Market Conditions
NOI Build-Up for 5,160 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
$64.4K $12.48/SF
− Vacancy
−$3.9K −$0.75/SF
EGI
$60.5K $11.73/SF
− OpEx
−$18.2K −$3.52/SF
NOI
$42.4K $8.21/SF
Area
Lake County, CA
Vacancy
6.00%
Lease Rate
$12.48 /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%
$847,460
Cap Rate 7%
$605,329
Cap Rate 9%
$470,811
Alternative Uses
Best Use
Office B
$1.55M
$1.36M – $1.81M
NOI $108,653 @ 7.0% cap · market cap 19.94%
Second Best
Retail
$913.5K
$799.3K – $1.07M
NOI $63,946 @ 7.0% cap · market cap 11.73%
Theoretical Best
Office A
$2.07M
$1.81M – $2.42M
NOI $144,970 @ 7.0% cap · market cap 26.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
222
Businesses Nearby
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?
Mixed-use property - Rare commercial property in Lower Lake's historic business district.
Where is this mixed-use property located?
The property is located at 16345 Main Street Lower Lake, CA.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: Prime Main Street frontage offering exceptional visibility; Large 2,640 sq/ft storefront building suitable for retail, office, or conversion; Substantial 2,520 sq/ft attached warehouse with two loading bays
