Two-Story Mixed-Use
New
For Sale
Contact for pricing
2301 MAIN ST, Susanville, CA 96130
Separate HVAC systems, electrical service, and a building-wide generator serve both levels.
Property Size3,498 SF
Price / SF$142.65
Days on Market6
Property Features for 2301 MAIN ST
General Information
Standard status
Active
Size
3,498 SF
Property subtype
Office, Mixed Use
Additional Details
Road Access
Yes
Amenities
laundry
storage
conference room
commercial kitchen
terrace
LED lighting
generator
irrigation
RV hookup
Building Details
Buildings
1
Stories
2
Building Size
3,498 SF
Listing Agency:
Smith Properties Susanville
Listed By:
Larry Smith · License #CA 00551162
(530) 257-2441
Source:
Crexi
Added: Sep 22
Changed: Sep 26
Last Checked: Sep 26 at 2:43PM
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 Smith Properties Susanville
Investment Insights
Based on property information with market context.
At 3,498 square feet, this two-story mixed-use property provides more than 1,700 square feet on each floor, plus a partially cemented basement for storage. The first level has flexible work areas, two half-baths, laundry, storage, and a remodeled kitchen-to-office area. Upstairs are a commercial kitchen with refrigerator, freezer, and natural-gas range and oven, a bathroom, a separate shower room, a kitchenette, and a small terrace. Both floors have separate HVAC systems, electrical panels and meters, LED lighting, and restrooms. Commercial zoning and residential occupancy upstairs are also noted.
Recent work includes upgraded electrical service, a new power mast, separate transfer switches, HVAC maintenance, fresh paint, and new wood flooring in specified areas. A 26KW Generac generator can power the entire building, including HVAC. The site has gated access from Main and Fairfield, perimeter fencing, four entry doors, and an oversized gravel parking area. Three Connex containers—two 40' units and one 20' unit—are on site, along with a full RV hookup with 50-amp service and new timed irrigation around the property.
Recent work includes upgraded electrical service, a new power mast, separate transfer switches, HVAC maintenance, fresh paint, and new wood flooring in specified areas. A 26KW Generac generator can power the entire building, including HVAC. The site has gated access from Main and Fairfield, perimeter fencing, four entry doors, and an oversized gravel parking area. Three Connex containers—two 40' units and one 20' unit—are on site, along with a full RV hookup with 50-amp service and new timed irrigation around the property.
Key Highlights
- 3,498‑square‑foot, two‑story building with more than 1,700 square feet on each level
- Commercial zoning with residential occupancy upstairs
- 26KW Generac generator capable of powering the building, including HVAC
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
$34,630
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
6.94%
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%
$692,600
$692.6K
Cap Rate 7%
$494,714
$494.7K
Cap Rate 9%
$384,778
$384.8K
Market Conditions
NOI Build-Up for 3,498 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
$63.0K $18.00/SF
− Vacancy
−$7.6K −$2.16/SF
EGI
$55.4K $15.84/SF
− OpEx
−$20.8K −$5.94/SF
NOI
$34.6K $9.90/SF
Area
Lassen County, CA
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$692,600
Cap Rate 7%
$494,714
Cap Rate 9%
$384,778
Alternative Uses
Best Use
Office B
$701.6K
$613.9K – $818.5K
NOI $49,112 @ 7.0% cap · market cap 9.84%
Second Best
Mixed Use
$494.7K
$432.9K – $577.2K
NOI $34,630 @ 7.0% cap · market cap 6.94%
Theoretical Best
Office A
$959.5K
$839.5K – $1.12M
NOI $67,162 @ 7.0% cap · market cap 13.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
554
Businesses Nearby
Explore this area
Business Placement
Demographics for 96130, CA
22,121
Population
7,193
Households
3.1
Avg Household Size
36
Median Age
12%
College-Educated
77%
High-School Grad
499.9 sq mi
ZIP Area
44
Density / Sq Mi
$71,125
Median Household Income
$41,962
Median Earnings
$982
Median Rent
$258,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Separate HVAC systems, electrical service, and a building-wide generator serve both levels.
Where is this mixed-use property located?
The property is located at 2301 MAIN ST Susanville, CA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 3,498‑square‑foot, two‑story building with more than 1,700 square feet on each level; Commercial zoning with residential occupancy upstairs; 26KW Generac generator capable of powering the building, including HVAC
