Insulated Steel
For Sale
$225,000
247 Twin Trees Lane, Garberville, CA 95542
Steel construction and on-site utility systems accompany unfinished upper-level living quarters.
Property Size3,350 SF
Price / SF$250
Days on Market417
Property Features for 247 Twin Trees Lane
General Information
Standard status
Active
Size
3,350 SF
Property subtype
Land or Vacant Lot
Additional Details
Utilities to Site
Yes
Warehouse Space
2,450 SF
Amenities
Flat Lot
Rolling Landscape
Sloping Lot
Wooded
Building Details
Year Built
2017
Buildings
1
Stories
2
Building Size
3,350 SF
Construction
steel frame
Listing Agency:
RE/MAX HUMBOLDT REALTY
(707) 822-2955
Listed By:
HANNES BECKER
Source:
Corcoran
Added: Jul 11, 2025
Changed: Aug 30
Last Checked: Aug 30 at 7:46PM
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 RE/MAX HUMBOLDT REALTY
Investment Insights
Based on property information with market context.
Built in 2017, the property features a 35' X 70' warehouse constructed with steel beams and posts. R30 insulation is installed between the structural members. The upper level contains 900 square feet of new living quarters that remain unfinished and are reached by a 4' X 30' stairway.
Power is provided by an onsite MULTIQUIP WHISPERWATT generator with 8700 hours and a 1000 gallon diesel fuel tank. The property also includes permitted septic, propane, and 2 water tanks with 1800 gallons each. The warehouse and associated improvements are located at 247 Twin Trees Lane in Benbow, California.
Power is provided by an onsite MULTIQUIP WHISPERWATT generator with 8700 hours and a 1000 gallon diesel fuel tank. The property also includes permitted septic, propane, and 2 water tanks with 1800 gallons each. The warehouse and associated improvements are located at 247 Twin Trees Lane in Benbow, California.
Key Highlights
- 35' X 70' steel warehouse built in 2017
- R30 insulation between steel beams and posts
- 900 square feet of unfinished upper‑level living quarters
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
$6,376
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
2.83%
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%
$127,520
$127.5K
Cap Rate 7%
$91,086
$91.1K
Cap Rate 9%
$70,844
$70.8K
Market Conditions
NOI Build-Up for 900 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
$8.1K $9.00/SF
− Vacancy
−$599 −$0.67/SF
EGI
$7.5K $8.33/SF
− OpEx
−$1.1K −$1.25/SF
NOI
$6.4K $7.08/SF
Area
Humboldt County, CA
Vacancy
7.40%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$127,520
Cap Rate 7%
$91,086
Cap Rate 9%
$70,844
Alternative Uses
Best Use
Warehouse
$91.1K
$79.7K – $106.3K
NOI $6,376 @ 7.0% cap · market cap 2.83%
Second Best
—
—
no second resolved use
Theoretical Best
Flex RnD
$339.9K
$297.4K – $396.5K
NOI $23,791 @ 7.0% cap · market cap 10.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95542, CA
2,519
Population
1,429
Households
1.8
Avg Household Size
46
Median Age
21%
College-Educated
84%
High-School Grad
219.5 sq mi
ZIP Area
11
Density / Sq Mi
$45,049
Median Household Income
$31,250
Median Earnings
$1,442
Median Rent
$413,800
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Steel construction and on-site utility systems accompany unfinished upper-level living quarters.
Where is this warehouse located?
The property is located at 247 Twin Trees Lane Garberville, CA.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 35' X 70' steel warehouse built in 2017; R30 insulation between steel beams and posts; 900 square feet of unfinished upper‑level living quarters
