Office Building with Rear
New
For Sale
$349,500
2060 Hilltop Drive, Redding, CA 96002
Commercial Sale, Redding, CA
Property Size1,250 SF
Lot Size0.21 Acres
Price / SF$279.60
Days on Market3
Property Features for 2060 Hilltop Drive
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Conforming
Parking features
Off Street
Directions
Corner of Hilltop Dr. and Azalea Ave.
Subdivision
03 - SE Redding
Standard status
Active
APN
107-020-001-000
Size
1,250 SF
Lot size
0.21 Acres
Amenities
break room
conference room
reception area
Building Details
Year built
1957
Flooring type
Carpet - Full
Roof type
Composition
Listing Agency:
House of Realty
(530) 241-8300
Listed By:
Bruce L Middleton · License #00845401
(530) 227-7008
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 4 at 7:06AM
MLS# 26-4600
Copyright © 2026 Shasta Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,250-square-foot office building at 2060 Hilltop Drive includes four individual offices, a conference room, reception area, break room, and one bathroom. A two-car garage is positioned at the rear, providing additional enclosed space for vehicles, storage, or operational needs. The interior has full carpet flooring, and the building features a composition roof.
Constructed in 1957, the property occupies 0.21 acres and includes off-street parking. Its Redding location places the office along Hilltop Drive in the 96002 postal area, with the address providing convenient identification for visitors and business operations.
Constructed in 1957, the property occupies 0.21 acres and includes off-street parking. Its Redding location places the office along Hilltop Drive in the 96002 postal area, with the address providing convenient identification for visitors and business operations.
Key Highlights
- 1,250‑square‑foot office building on a 0.21‑acre parcel
- Four individual offices plus conference room, reception area, and break room
- Two‑car garage located at the rear of the building
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
$15,051
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
4.31%
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%
$301,020
$301.0K
Cap Rate 7%
$215,014
$215.0K
Cap Rate 9%
$167,233
$167.2K
Market Conditions
NOI Build-Up for 1,250 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
$25.5K $20.40/SF
− Vacancy
−$5.4K −$4.35/SF
EGI
$20.1K $16.05/SF
− OpEx
−$5.0K −$4.01/SF
NOI
$15.1K $12.04/SF
Area
Shasta County, CA
Vacancy
21.30%
Lease Rate
$20.40 /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%
$301,020
Cap Rate 7%
$215,014
Cap Rate 9%
$167,233
Alternative Uses
Best Use
Office B
$215.0K
$188.1K – $250.9K
NOI $15,051 @ 7.0% cap · market cap 4.31%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$278.3K
$243.5K – $324.7K
NOI $19,481 @ 7.0% cap · market cap 5.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,678
Businesses Nearby
Explore this area
Business Placement
Demographics for 96002, CA
35,158
Population
13,685
Households
2.6
Avg Household Size
39
Median Age
22%
College-Educated
93%
High-School Grad
30.6 sq mi
ZIP Area
1,149
Density / Sq Mi
$74,230
Median Household Income
$40,454
Median Earnings
$1,281
Median Rent
$347,500
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 building - Configured with private offices, a conference room, reception area, break room, and rear garage access.
Where is this office building located?
The property is located at 2060 Hilltop Drive Redding, CA.
What is the asking price?
The asking price for this property is $349,500.
What are key features of this property?
This property features: 1,250‑square‑foot office building on a 0.21‑acre parcel; Four individual offices plus conference room, reception area, and break room; Two‑car garage located at the rear of the building
