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    Palo Cedro Commercial Master Lease Title is generated by Realmo AI

    22020 Old 44 Dr, Palo Cedro, CA 96073

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    Multi-building commercial property for lease at a highly visible location.

    Type:Retail, Special Purpose
    Property size:
    16,600 SF
    Lot size:
    2.00 Acres
    Added:
    Nov 14, 2025
    Days on Market:
    185
    Last Refresh:
    Mar 17 at 1:19 pm

    Property Features for 22020 Old 44 Dr

    General Information

    Standard status
    Active
    Size
    16,600 SF
    Lot size
    2.00 Acres
    Property subtype
    Retail, Special Purpose

    Spaces For Lease

    at 22020 Old 44 Dr Contact us

    We can help!

    Listing Contact
    Michele Goedert

    Listing agent Michele Goedert License #00861644

    Listing office Michele Goedert Realtor

    Listing date Nov 14, 2025

    Source Crexi

    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 Michele Goedert Realtor

    HighLights

    • Master lease opportunity at high‑traffic 'Four Corners' intersection.
    • Significant income potential through subleasing.
    • Seven freestanding buildings totaling approximately 16,600 SF on 2.0± acre parcel.
    • C‑2 Community Commercial zoning allows for a wide range of uses.
    • Fenced site with multiple security gates.
    • Existing/prior uses demonstrate viability under C‑2 zoning.

    Overview

    This master lease opportunity features a multi-building commercial property situated at the 'Four Corners' intersection of Old Hwy 44 and Deschutes Rd in Palo Cedro. The property is located in a high-traffic, high-visibility corridor with easy access to Redding, Millville, Bella Vista, and Hwy 44. The site is zoned Community Commercial (C-2) and includes seven freestanding buildings totaling approximately 16,600 square feet on a 2.0-acre parcel. The fenced site has multiple security gates and is serviced by PG&E power and Bella Vista Water District. The master lease allows the tenant to sublease individual units or buildings with landlord approval. Existing and prior uses have demonstrated viability under the C-2 zoning, including a feed store, nursery/garden supply, auto sales, service/light shop space, and storage units. The property includes a 3-unit shop building with roll-up doors, a 5-unit storage building with individual roll-up doors, and a large warehouse/barn structure. Potential uses include retail, feed/tack, auto sales, garden/nursery, service business with shop/showroom, storage, agricultural supply, contractor office with indoor storage, and multi-tenant income configuration.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Palo Cedro Feed, ... Pet Store & Service

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Palo Cedro
    County
    Shasta
    State
    California
    Longitude
    -122.2383962
    Latitude
    40.5642267

    FAQs

    What type of property is this?
    Storefront property - Multi-building commercial property for lease at a highly visible location.
    Where is this storefront property located?
    The property is located at 22020 Old 44 Dr Palo Cedro, CA.
    What are key features of this property?
    This property features: Master lease opportunity at high‑traffic 'Four Corners' intersection.; Significant income potential through subleasing.; Seven freestanding buildings totaling approximately 16,600 SF on 2.0± acre parcel.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Michele Goedert
    Real Estate License ID: 00861644
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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