Mixed-Use Property with Office
For Sale
$599,900
Pending
2081 Victor Avenue, Redding, CA 96002
Commercial Sale, Redding, CA
Property Size2,116 SF
Days on Market200
Property Features for 2081 Victor Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Redding RS-2 Single Family Residential
Directions
Located on Victor just south of Mistletoe MFD can be accessed from ally way.
Subdivision
03 - SE Redding
Standard status
Pending
APN
067-020-004-000
Size
2,116 SF
Amenities
mature landscaping
Building Details
Year built
1962
Building materials
Wood Siding
Roof type
Composition
Listing Agency:
Josh Barker Real Estate · RE/MAX International
(530) 222-3800
Listed By:
Dan Metz · License #01882558
(530) 351-1449
Added: Feb 4
Changed: Aug 21
Last Checked: Aug 23 at 7:06AM
MLS# 26-465
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 mixed-use property brings together a professional office and a separate residence on one parcel. The office measures 2,116 square feet and includes multiple treatment or work rooms, built-in cabinetry, and a functional interior arrangement suited to professional operations. Wood siding and a composition roof are among the property’s existing improvements, with construction dating to 1962.
The residence has its own entrance, yard space, and a practical floor plan. On-site parking and mature landscaping serve both components, supporting the property’s combined residential and professional configuration. The address is 2081 Victor Avenue in Redding, California, within Shasta County and ZIP code 96002.
The residence has its own entrance, yard space, and a practical floor plan. On-site parking and mature landscaping serve both components, supporting the property’s combined residential and professional configuration. The address is 2081 Victor Avenue in Redding, California, within Shasta County and ZIP code 96002.
Key Highlights
- 2,116‑square‑foot mixed‑use property on one parcel
- Office includes multiple treatment or work rooms and built‑in cabinetry
- Separate residence with private entrance and yard space
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
$25,479
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
4.25%
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%
$509,580
$509.6K
Cap Rate 7%
$363,986
$364.0K
Cap Rate 9%
$283,100
$283.1K
Market Conditions
NOI Build-Up for 2,116 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
$43.2K $20.40/SF
− Vacancy
−$9.2K −$4.35/SF
EGI
$34.0K $16.05/SF
− OpEx
−$8.5K −$4.01/SF
NOI
$25.5K $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%
$509,580
Cap Rate 7%
$363,986
Cap Rate 9%
$283,100
Alternative Uses
Best Use
Office B
$364.0K
$318.5K – $424.7K
NOI $25,479 @ 7.0% cap · market cap 4.25%
Second Best
Mixed Use
$339.2K
$296.8K – $395.8K
NOI $23,745 @ 7.0% cap · market cap 3.96%
Theoretical Best
Specialty Retail
$471.1K
$412.2K – $549.6K
NOI $32,977 @ 7.0% cap · market cap 5.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
366
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?
Mixed-use property - Combines professional workspace with a residence on one parcel.
Where is this mixed-use property located?
The property is located at 2081 Victor Avenue Redding, CA.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: 2,116‑square‑foot mixed‑use property on one parcel; Office includes multiple treatment or work rooms and built‑in cabinetry; Separate residence with private entrance and yard space
