Office Suites with Enclosed
For Sale
$1,170,000
Pending
1850 Imola W, Napa, CA 94559
Two office suites with high visibility and ample parking.
Property Size4,870 SF
Lot Size0.32 Acres
Days on Market468
Property Features for 1850 Imola W
General Information
Standard status
Pending
Size
4,870 SF
Lot size
0.32 Acres
Property subtype
Commercial
Listing Agency:
COLDWELL BANKER B OF V-COM DIV
2248454
Listed By:
MICHAEL J MOFFETT · License #00946472
Source:
Corcoran
Added: Apr 29, 2025
Changed: Aug 8
Last Checked: Jul 16 at 7:37AM
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 COLDWELL BANKER B OF V-COM DIV
Investment Insights
Based on property information with market context.
This property features two office suites with high visibility, an enclosed 10-car garage, and ample parking. The parcel size is 13,939 square feet, and the building size is 4,870 square feet. Suite 1850 offers 3,295 square feet and includes an entry office, interior office, kitchenette, restroom, and three garage bays (two measuring 20'x54' and one measuring 20'x27'). Additionally, Suite 1850 has a 400 square foot mezzanine/office. Suite 1852 provides 1,575 square feet, featuring four large private offices (two with flexible walls to create a larger room), a large entry with a built-in reception desk, a store room, a small kitchen area, and a restroom.
Key Highlights
- High visibility location
- Enclosed 10‑car garage
- Two separate office suites
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
$99,834
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
8.53%
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%
$1,996,680
$2.0M
Cap Rate 7%
$1,426,200
$1.4M
Cap Rate 9%
$1,109,267
$1.1M
Market Conditions
NOI Build-Up for 4,870 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
$187.0K $38.40/SF
− Vacancy
−$53.9K −$11.07/SF
EGI
$133.1K $27.33/SF
− OpEx
−$33.3K −$6.83/SF
NOI
$99.8K $20.50/SF
Area
Napa County, CA
Vacancy
28.82%
Lease Rate
$38.40 /SF/Yr
Expense Ratio
25.00%
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%
$1,996,680
Cap Rate 7%
$1,426,200
Cap Rate 9%
$1,109,267
Alternative Uses
Best Use
Office B
$1.43M
$1.25M – $1.66M
NOI $99,834 @ 7.0% cap · market cap 8.53%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$9.83M
$8.60M – $11.47M
NOI $687,920 @ 7.0% cap · market cap 58.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
467
Businesses Nearby
Explore this area
Business Placement
Demographics for 94559, CA
28,137
Population
11,599
Households
2.4
Avg Household Size
40
Median Age
37%
College-Educated
84%
High-School Grad
41.4 sq mi
ZIP Area
680
Density / Sq Mi
$100,559
Median Household Income
$52,247
Median Earnings
$2,044
Median Rent
$877,100
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?
Office units - Two office suites with high visibility and ample parking.
Where is this office units located?
The property is located at 1850 Imola W Napa, CA.
What is the asking price?
The asking price for this property is $1,170,000.
What are key features of this property?
This property features: High visibility location; Enclosed 10‑car garage; Two separate office suites
