Vacant Downtown Office
For Sale
$1,100,000
222 Court Street, Woodland, CA 95695
Open-plan commercial space includes central air and a private parking lot.
Property Size4,578 SF
Price / SF$240.28
Days on Market399
Property Features for 222 Court Street
General Information
Standard status
Active
Size
4,578 SF
Property subtype
Office
Amenities
Central Air
Downtown Core DX-1
Public.
Building Details
Year Built
1964
Listing Agency:
Ronald Caceres, Broker
5378153
Listed By:
Ronald Caceres · License #00821385
5378153
Source:
Xome
Added: Jul 28, 2025
Changed: Aug 30
Last Checked: Aug 30 at 1:39AM
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 Ronald Caceres, Broker
Investment Insights
Based on property information with market context.
This vacant office building contains 4,578 square feet and was constructed in 1964. The interior offers an open arrangement that can be adapted for professional office, retail, or service-oriented occupancy. Central air is included, and the property is accompanied by a private parking lot.
Located at 222 Court Street in Woodland’s historic downtown, the property sits along a primary downtown corridor surrounded by historic architecture, boutique shops, restaurants, and city services. Its setting provides walkable access to nearby businesses and public destinations. The property is identified with the Downtown Core DX-1 designation, supporting its commercial downtown context.
Located at 222 Court Street in Woodland’s historic downtown, the property sits along a primary downtown corridor surrounded by historic architecture, boutique shops, restaurants, and city services. Its setting provides walkable access to nearby businesses and public destinations. The property is identified with the Downtown Core DX-1 designation, supporting its commercial downtown context.
Key Highlights
- 4,578‑square‑foot vacant office building
- Open interior layout suited to office, retail, or service‑oriented uses
- Central air included
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
$64,852
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
5.90%
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%
$1,297,040
$1.3M
Cap Rate 7%
$926,457
$926.5K
Cap Rate 9%
$720,578
$720.6K
Market Conditions
NOI Build-Up for 4,578 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
$109.9K $24.00/SF
− Vacancy
−$23.4K −$5.11/SF
EGI
$86.5K $18.89/SF
− OpEx
−$21.6K −$4.72/SF
NOI
$64.9K $14.17/SF
Area
Yolo County, CA
Vacancy
21.30%
Lease Rate
$24.00 /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%
$1,297,040
Cap Rate 7%
$926,457
Cap Rate 9%
$720,578
Alternative Uses
Best Use
Office B
$926.5K
$810.7K – $1.08M
NOI $64,852 @ 7.0% cap · market cap 5.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.24M
$1.08M – $1.44M
NOI $86,469 @ 7.0% cap · market cap 7.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,585
Businesses Nearby
Explore this area
Business Placement
Demographics for 95695, CA
38,956
Population
15,201
Households
2.6
Avg Household Size
39
Median Age
27%
College-Educated
85%
High-School Grad
145.6 sq mi
ZIP Area
268
Density / Sq Mi
$78,875
Median Household Income
$44,812
Median Earnings
$1,456
Median Rent
$493,800
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?
Office building - Open-plan commercial space includes central air and a private parking lot.
Where is this office building located?
The property is located at 222 Court Street Woodland, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 4,578‑square‑foot vacant office building; Open interior layout suited to office, retail, or service‑oriented uses; Central air included
