Building Details

Flooring type Tile

Roof type Shingle, Composition

Listing Agency: RE/MAX of Redding · RE/MAX International a*@redding-realestate.com Show Phone

Listed By: Hans Monvik · License #01094113 Show Phone

Added: Sep 24 Changed: Sep 25 Last Checked: Sep 26 at 7:06AM

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MLS# 26-5339

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.

The property combines a restaurant building with three separate residences. The restaurant contains approximately 1,800 square feet and a fenced patio; it has been updated and is not currently operating. Residential improvements include a two-bedroom, one-bath house of approximately 1,200 square feet, a one-bedroom, one-bath unit of approximately 600 square feet, and a renovated three-bedroom, two-bath house of approximately 1,100 square feet. The latter includes an attached two-car garage and fenced yard.

All three residential units are rented. The restaurant has been used as a restaurant for more than 30 years, and two residential tenants have occupied their units for multiple years.

Key Highlights

• Restaurant building offers approximately 1,800 square feet and a fenced outdoor patio
• Three residential units are currently rented
• Residential mix includes a 2‑bedroom, 1‑bath house, a 1‑bedroom, 1‑bath unit, and a 3‑bedroom, 2‑bath house

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

$73,247

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

9.17%

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%

$1,464,940 $1.5M

Cap Rate 7%

$1,046,386 $1.0M

Cap Rate 9%

$813,856 $813.9K

Market Conditions

NOI Build-Up for 4,700 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

$101.5K $21.60/SF

− Vacancy

−$3.9K −$0.82/SF

EGI

$97.7K $20.78/SF

− OpEx

−$24.4K −$5.19/SF

NOI

$73.2K $15.58/SF

Area

Shasta County, CA

Vacancy

3.80%

Lease Rate

$21.60 /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%

$1,464,940

Cap Rate 7%

$1,046,386

Cap Rate 9%

$813,856

Alternative Uses

Best Use

Specialty Retail

$1.05M

$915.6K – $1.22M (±1% cap)

NOI $73,247 @ 7.0% cap · market cap 9.17%

Second Best

Mixed Use

$753.4K

$659.3K – $879.0K (±1% cap)

NOI $52,741 @ 7.0% cap · market cap 6.60%

Theoretical Best

—

—

same as Best Use

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Conventional restaurants

Location Intelligence

Trade Area within ½ mile

32

Businesses Nearby

7k

Monthly Visits Nearby

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 100%

Dollar General Shops & Services

6,700 visits/mo 0.5 miles

Demographics for 96008, CA

1,237

Population

439

Households

2.8

Avg Household Size

47

Median Age

25%

College-Educated

93%

High-School Grad

61.8 sq mi

ZIP Area

20

Density / Sq Mi

$94,044

Median Household Income

$49,185

Median Earnings

$343,300

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Three rented residences accompany a renovated restaurant space that is currently not operating.

Where is this mixed-use property located?

The property is located at 22184 California 299 Bella Vista, CA.

What is the asking price?

The asking price for this property is $799,000.

What are key features of this property?

This property features: Restaurant building offers approximately 1,800 square feet and a fenced outdoor patio; Three residential units are currently rented; Residential mix includes a 2‑bedroom, 1‑bath house, a 1‑bedroom, 1‑bath unit, and a 3‑bedroom, 2‑bath house