Highway-Accessible Industrial Investment
For Sale
$1,700,000
2020 Industry, Ukiah, CA 95482
Three-building industrial complex near Highway 101 in Ukiah, California.
Property Size14,160 SF
Lot Size1.01 Acres
Price / SF$120.06
Days on Market271
Property Features for 2020 Industry
General Information
Standard status
Active
Size
14,160 SF
Lot size
1.01 Acres
Property subtype
Commercial
Building Details
Year Built
1988
Listing Agency:
W REAL ESTATE
5910570
Listed By:
TODD SCHAPMIRE · License #01414195
Source:
Corcoran
Added: Nov 10, 2025
Changed: Aug 8
Last Checked: Apr 5 at 8:29PM
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 W REAL ESTATE
Investment Insights
Based on property information with market context.
This industrial property features three buildings totaling approximately 14,160 square feet, suitable for warehouse, distribution, and manufacturing purposes. The property includes multiple loading doors and is located a half mile from Highway 101, facilitating logistics and transportation. Two of the three buildings are currently leased, providing flexibility for either an owner-operator or investor. Building A, with 4,800 square feet, is currently vacant and includes a front office and rear warehouse area. Building B is leased and comprises approximately 4,200 square feet, also featuring a front office and rear warehouse. Building C contains three leased spaces: C1 at 1,250 square feet, C2 at 1,250 square feet, and C3 at 2,500 square feet. The property is situated on a 1-acre lot with a cyclone fencing gate at the entrance, providing ample space for loading and parking. Located in Mendocino County, Ukiah is a community with access to major transportation routes and a diverse economy that includes agriculture, wine production, and manufacturing. Zoned I-1, the property is suitable for industrial business operations or as an investment portfolio.
Key Highlights
- Strategic location: half mile from Highway 101 for seamless logistics.
- Three buildings totaling 14,160 SF with multiple loading doors.
- Flexible use: investment or owner‑user opportunity with existing leases and a vacant building (4,800 SF).
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
$133,027
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
7.83%
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%
$2,660,540
$2.7M
Cap Rate 7%
$1,900,386
$1.9M
Cap Rate 9%
$1,478,078
$1.5M
Market Conditions
NOI Build-Up for 14,160 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
$203.9K $14.40/SF
− Vacancy
−$13.9K −$0.98/SF
EGI
$190.0K $13.42/SF
− OpEx
−$57.0K −$4.03/SF
NOI
$133.0K $9.39/SF
Area
Mendocino County, CA
Vacancy
6.80%
Lease Rate
$14.40 /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%
$2,660,540
Cap Rate 7%
$1,900,386
Cap Rate 9%
$1,478,078
Alternative Uses
Best Use
Office B
$2.94M
$2.57M – $3.43M
NOI $205,566 @ 7.0% cap · market cap 12.09%
Second Best
Warehouse
$2.31M
$2.02M – $2.69M
NOI $161,533 @ 7.0% cap · market cap 9.50%
Theoretical Best
Flex RnD
$5.29M
$4.63M – $6.18M
NOI $370,575 @ 7.0% cap · market cap 21.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
181
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95482, CA
33,276
Population
13,143
Households
2.5
Avg Household Size
39
Median Age
21%
College-Educated
84%
High-School Grad
294.2 sq mi
ZIP Area
113
Density / Sq Mi
$70,063
Median Household Income
$38,707
Median Earnings
$1,335
Median Rent
$473,000
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Silveria Storage — 2080 Wellmar Dr, Ukiah, CA 95482
Frequently Asked Questions
What type of property is this?
Warehouse - Three-building industrial complex near Highway 101 in Ukiah, California.
Where is this warehouse located?
The property is located at 2020 Industry Ukiah, CA.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Strategic location: half mile from Highway 101 for seamless logistics.; Three buildings totaling 14,160 SF with multiple loading doors.; Flexible use: investment or owner‑user opportunity with existing leases and a vacant building (4,800 SF).
