Mixed-Use Property with Covered
For Sale
$449,000
17132 Hwy 116, Guerneville, CA 95446
Limited Commercial zoning supports a retail setting with office space, ADA-compliant bathrooms, and municipal sewer and water.
Property Size1,012 SF
Price / SF$443.68
Days on Market229
Property Features for 17132 Hwy 116
General Information
Standard status
Active
Size
1,012 SF
Total Parking Spaces
7
Property subtype
Mixed Use
Zoning
Limited Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Amenities
covered outdoor patio
ADA compliant bathrooms
Room Refrig
3
Parking.
15 Parking Spaces. Open Parking, Uncovered.
Low Maintenance. Highway Access, US Highway.
Building Details
Year Built
1975
Listing Agency:
(415) 516-0875
Listed By:
Vanguard Properties
(415) 516-0875
Source:
Xome
Added: Jan 13
Changed: Aug 29
Last Checked: Aug 29 at 5:26PM
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 Vanguard Properties
Investment Insights
Based on property information with market context.
This mixed-use commercial property includes a main building currently operating as a retail store, a separate office area, ADA-compliant bathrooms, and multiple outdoor structures that can accommodate storage. A covered patio beneath mature redwoods adds an established outdoor component, while the property’s layout reflects its prior restaurant use. The building was constructed in 1975.
Positioned along Highway 116 in Guerneville, the property benefits from direct highway access and a presence on a well-traveled corridor. It is served by city sewer and water and includes paved parking, although the source information provides conflicting parking counts. Limited Commercial zoning and the existing retail operation support continued commercial use, with the layout also identified as suitable for restaurant, café, tasting room, boutique retail, gallery, or wellness concepts.
Positioned along Highway 116 in Guerneville, the property benefits from direct highway access and a presence on a well-traveled corridor. It is served by city sewer and water and includes paved parking, although the source information provides conflicting parking counts. Limited Commercial zoning and the existing retail operation support continued commercial use, with the layout also identified as suitable for restaurant, café, tasting room, boutique retail, gallery, or wellness concepts.
Key Highlights
- Mixed‑use property on Highway 116 in Guerneville, CA
- Limited Commercial zoning with current retail use
- Covered outdoor patio beneath mature redwoods
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
$13,358
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
2.98%
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%
$267,160
$267.2K
Cap Rate 7%
$190,829
$190.8K
Cap Rate 9%
$148,422
$148.4K
Market Conditions
NOI Build-Up for 1,012 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
$24.3K $24.00/SF
− Vacancy
−$2.9K −$2.88/SF
EGI
$21.4K $21.12/SF
− OpEx
−$8.0K −$7.92/SF
NOI
$13.4K $13.20/SF
Area
Sonoma County, CA
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$267,160
Cap Rate 7%
$190,829
Cap Rate 9%
$148,422
Alternative Uses
Best Use
Mixed Use
$190.8K
$167.0K – $222.6K
NOI $13,358 @ 7.0% cap · market cap 2.98%
Second Best
Retail
$132.0K
$115.5K – $154.0K
NOI $9,240 @ 7.0% cap · market cap 2.06%
Theoretical Best
Specialty Retail
$274.2K
$240.0K – $319.9K
NOI $19,196 @ 7.0% cap · market cap 4.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
394
Businesses Nearby
30k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 74%
Shops & Services 26%
Safeway
Groceries
21,973 visits/mo
0.4 miles
76
Shops & Services
7,846 visits/mo
0.5 miles
Demographics for 95446, CA
4,690
Population
3,189
Households
1.5
Avg Household Size
51
Median Age
40%
College-Educated
96%
High-School Grad
31.0 sq mi
ZIP Area
151
Density / Sq Mi
$88,643
Median Household Income
$45,430
Median Earnings
$1,546
Median Rent
$585,900
Median Home Value
Market
Vacancy Rate% for Retail 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?
Mixed-use property - Limited Commercial zoning supports a retail setting with office space, ADA-compliant bathrooms, and municipal sewer and water.
Where is this mixed-use property located?
The property is located at 17132 Hwy 116 Guerneville, CA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Mixed‑use property on Highway 116 in Guerneville, CA; Limited Commercial zoning with current retail use; Covered outdoor patio beneath mature redwoods
