Commercial Property Near Apple
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2080 Smith Flat Rd, Placerville, CA 95667
Retail and office spaces near wineries and bike trail.
Property Size2,800 SF
Price / SF$178.57
Days on Market1689
Property Features for 2080 Smith Flat Rd
General Information
Standard status
Active
Size
2,800 SF
Property subtype
Office, Retail
Zoning
General Commercial (CG)
Lease Type
NNN
Building Details
Buildings
3
Listing Agency:
ROME Real Estate Group
(916) 705-8132
Listed By:
Chase Burke · License #CA 01879336
Source:
Crexi
Added: Jan 16, 2022
Changed: Aug 31
Last Checked: Aug 31 at 3:37AM
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 ROME Real Estate Group
Investment Insights
Based on property information with market context.
This commercial property serves as a gateway to Apple Hill, El Dorado County's premier wineries, and the scenic El Dorado Bike Trail. Situated just east of downtown Placerville, the location offers access to the area's most popular attractions. The property includes multiple units. Unit #1 is a former restaurant/bar with approximately 2,800 square feet. Unit #2 is a retail/office space with approximately 982 square feet. Unit #3 is a retail/office space with approximately 860 square feet.
Key Highlights
- Prime location serving as the 'Gateway' to Apple Hill, El Dorado County's premier wineries, and the El Dorado Bike Trail.
- Unbeatable access to popular attractions just east of Downtown Placerville.
- Unit #1: Former Restaurant/Bar space available (approximately 2,800 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
$46,015
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
9.20%
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%
$920,300
$920.3K
Cap Rate 7%
$657,357
$657.4K
Cap Rate 9%
$511,278
$511.3K
Market Conditions
NOI Build-Up for 2,800 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
$73.9K $26.40/SF
− Vacancy
−$12.6K −$4.49/SF
EGI
$61.4K $21.91/SF
− OpEx
−$15.3K −$5.48/SF
NOI
$46.0K $16.43/SF
Area
El Dorado County, CA
Vacancy
17.00%
Lease Rate
$26.40 /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%
$920,300
Cap Rate 7%
$657,357
Cap Rate 9%
$511,278
Alternative Uses
Best Use
Office B
$657.4K
$575.2K – $766.9K
NOI $46,015 @ 7.0% cap · market cap 9.20%
Second Best
Retail
$569.1K
$498.0K – $664.0K
NOI $39,838 @ 7.0% cap · market cap 7.97%
Theoretical Best
Specialty Retail
$1.00M
$875.9K – $1.17M
NOI $70,074 @ 7.0% cap · market cap 14.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
71
Businesses Nearby
Explore this area
Business Placement
Demographics for 95667, CA
37,283
Population
15,647
Households
2.4
Avg Household Size
50
Median Age
29%
College-Educated
93%
High-School Grad
169.1 sq mi
ZIP Area
220
Density / Sq Mi
$90,499
Median Household Income
$44,405
Median Earnings
$1,408
Median Rent
$527,900
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?
Retail space - Retail and office spaces near wineries and bike trail.
Where is this retail space located?
The property is located at 2080 Smith Flat Rd Placerville, CA.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Prime location serving as the 'Gateway' to Apple Hill, El Dorado County's premier wineries, and the El Dorado Bike Trail.; Unbeatable access to popular attractions just east of Downtown Placerville.; Unit #1: Former Restaurant/Bar space available (approximately 2,800 SF).
