Mixed-Use Office and
For Sale
$599,900
Pending
2081 Victor Avenue, Redding, CA 96002
COMMERCIAL - Redding, CA
Property Size2,116 SF
Days on Market185
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
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 4
Last Checked: Aug 8 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 versatile mixed-use property combines professional office space with a separate residential home on one parcel. The well-maintained office includes multiple treatment or work rooms, built-in cabinetry, and a functional layout that can support medical, dental, or other professional uses. The residential component provides comfortable living with a practical floor plan, a private entrance, and yard space.
The property is located at 2081 Victor Avenue in Redding, CA. It is supported by ample parking and mature landscaping, creating a more convenient arrival experience for both clients and residents.
For owner-operators and live-work arrangements, the separation between the office and residence can support professional workflows while maintaining personal privacy. For investors, the same configuration allows the office and home to serve as distinct income-producing components, while the on-site parking and landscaped grounds add to overall tenant and occupant usability. This offering is designed for flexibility without requiring a compromise between work space and everyday living.
The property is located at 2081 Victor Avenue in Redding, CA. It is supported by ample parking and mature landscaping, creating a more convenient arrival experience for both clients and residents.
For owner-operators and live-work arrangements, the separation between the office and residence can support professional workflows while maintaining personal privacy. For investors, the same configuration allows the office and home to serve as distinct income-producing components, while the on-site parking and landscaped grounds add to overall tenant and occupant usability. This offering is designed for flexibility without requiring a compromise between work space and everyday living.
Key Highlights
- Versatile mixed‑use property: residential and professional office space.
- Well‑maintained office: features multiple rooms, built‑in cabinetry, and a functional layout.
- Separate residential home: boasts a private entrance, yard space, and practical floor plan.
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?
Live-work space - Separate office rooms and a private residential entry offer flexible live-work or owner-operator use on one parcel.
Where is this live-work space 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: Versatile mixed‑use property: residential and professional office space.; Well‑maintained office: features multiple rooms, built‑in cabinetry, and a functional layout.; Separate residential home: boasts a private entrance, yard space, and practical floor plan.
