47-Guestroom Boutique
For Sale
Contact for pricing
210 N AUBURN ST, Grass Valley, CA 95945
47-room boutique lodging with a heated pool, hot tub, and event space near historic downtown Grass Valley.
Property Size34,552 SF
Price / SF$225.75
Days on Market19
Property Features for 210 N AUBURN ST
General Information
Standard status
Active
Size
34,552 SF
Property subtype
Hospitality
Net Operating Income
$760,056
Financials
Cap Rate
9.7%
Business Included
Yes
Amenities
indoor and outdoor event space
heated swimming pool
hot tub
sauna
fitness center
lounge
bar
complimentary daily breakfast
evening wine and hors d'oeuvres reception
BBQ and picnic areas
onsite laundry facilities
two onsite employee units
Building Details
Year Built
2002
Year Renovated
2021
Units
49
Listing Agency:
Lodging Brokers Network
Listed By:
Kathryn Proctor California Certified Hotel Broker (CHB) · License #CA DRE 01926922
Source:
Crexi
Added: Jul 23
Changed: Aug 8
Last Checked: Aug 9 at 2:46PM
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 Lodging Brokers Network
Investment Insights
Based on property information with market context.
Grass Valley Courtyard Suites is a boutique hotel offering 47 well-appointed guestrooms and suites, including 15 with full kitchens or kitchenettes, supporting both short- and extended-stay guests. The property includes indoor and outdoor event space of approximately 3,000 square feet, along with a heated swimming pool, hot tub, sauna, fitness center, lounge, and bar. On-site amenities also include BBQ and picnic areas and onsite laundry facilities. Two onsite employee units are included.
The hotel opened in 2002 and underwent additions and renovations over the years, including a ground-up guestroom expansion completed in 2021. The property is located at 210 N Auburn St, Grass Valley, roughly one block from historic downtown Grass Valley, the cultural center of Nevada County and the heart of California’s Gold Country.
The asset is operated by a manager and full staff. For investors, the current offering references a 9.7% cap rate on the 2025 adjusted net operating income, with potential for further revenue improvement through a revenue management program and a minor refresh of some guestrooms not updated as recently.
The hotel opened in 2002 and underwent additions and renovations over the years, including a ground-up guestroom expansion completed in 2021. The property is located at 210 N Auburn St, Grass Valley, roughly one block from historic downtown Grass Valley, the cultural center of Nevada County and the heart of California’s Gold Country.
The asset is operated by a manager and full staff. For investors, the current offering references a 9.7% cap rate on the 2025 adjusted net operating income, with potential for further revenue improvement through a revenue management program and a minor refresh of some guestrooms not updated as recently.
Key Highlights
- 47 guestrooms and suites, including 15 with full kitchens or kitchenettes
- Approximately 3,000 square feet of indoor and outdoor event space
- Heated swimming pool plus hot tub and sauna
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
$259,969
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
3.33%
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%
$5,199,380
$5.2M
Cap Rate 7%
$3,713,843
$3.7M
Cap Rate 9%
$2,888,544
$2.9M
Market Conditions
NOI Build-Up for 34,552 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
$621.9K $18.00/SF
− Vacancy
−$74.6K −$2.16/SF
EGI
$547.3K $15.84/SF
− OpEx
−$287.3K −$8.32/SF
NOI
$260.0K $7.52/SF
Area
Nevada County, CA
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$5,199,380
Cap Rate 7%
$3,713,843
Cap Rate 9%
$2,888,544
Alternative Uses
Best Use
Hotel Hospitality
$3.71M
$3.25M – $4.33M
NOI $259,969 @ 7.0% cap · market cap 3.33%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$12.35M
$10.81M – $14.41M
NOI $864,709 @ 7.0% cap · market cap 11.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,538
Businesses Nearby
Explore this area
Business Placement
Demographics for 95945, CA
26,302
Population
13,051
Households
2
Avg Household Size
50
Median Age
32%
College-Educated
94%
High-School Grad
61.1 sq mi
ZIP Area
430
Density / Sq Mi
$61,068
Median Household Income
$41,072
Median Earnings
$1,420
Median Rent
$496,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - 47-room boutique lodging with a heated pool, hot tub, and event space near historic downtown Grass Valley.
Where is this hotel located?
The property is located at 210 N AUBURN ST Grass Valley, CA.
What is the asking price?
The asking price for this property is $7,800,000.
What are key features of this property?
This property features: 47 guestrooms and suites, including 15 with full kitchens or kitchenettes; Approximately 3,000 square feet of indoor and outdoor event space; Heated swimming pool plus hot tub and sauna
