Mixed-Use Industrial and Office
For Sale
$750,000
2480 Main, Lakeport, CA 95453
2016 build combines warehouse and configurable office suites on a C3-zoned, paved 1/3-acre site with ADA-compliant access.
Property Size7,000 SF
Lot Size0.33 Acres
Price / SF$107.14
Days on Market129
Property Features for 2480 Main
General Information
Standard status
Active
Size
7,000 SF
Total Parking Spaces
16
Lot size
0.33 Acres
Property subtype
General Commercial
Zoning
C3
Additional Details
Traffic Count
8,700 vehicles/day
Clear Height
19 ft
Office Units
6
Amenities
conference room
reception area
employee kitchen
locker room with shower
skylights
Electric
3
Carbon Monoxide Detector, None
Metal
16 Parking Spaces.
Level
Security Lighting, Paved. Paved Road, Level.
Building Details
Year Built
2016
Tenancy
Multi
Listing Agency:
Pivniska Real Estate Group
(707) 245-6514
Listed By:
Iris Angeleri · License #02024443
Source:
Xome
Added: Apr 2
Changed: Aug 8
Last Checked: Aug 8 at 4:14AM
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 Pivniska Real Estate Group
Investment Insights
Based on property information with market context.
Constructed in 2016, this C3-zoned mixed-use property totals approximately 7,000 square feet and pairs a 3,250-square-foot warehouse with a 3,750-square-foot professional office building. The warehouse features a 14-foot roll-up door, approximately 19-foot ceilings, 200-amp electrical service, floor drainage, an extra-thick concrete slab, and natural light from skylights. Office improvements include six suites that can be configured to fit multiple tenant setups, along with a conference room, reception area, employee kitchen, public and private restrooms, and a locker room with shower.
The fully paved site provides parking for up to 16 vehicles, with additional street parking available. The property is located on Main Street with an estimated 8,700 vehicles per day, supporting strong visibility and accessibility. Additional highlights include a 50-year metal roof, stained concrete floors, ductless HVAC, and ADA-compliant access. Built for versatility, the facility is described as suitable for uses such as auto services, building supply, construction-related operations, retail, pallet sales, or e-commerce and distribution. Owner financing is mentioned as available with terms more favorable than current commercial lending conditions.
The fully paved site provides parking for up to 16 vehicles, with additional street parking available. The property is located on Main Street with an estimated 8,700 vehicles per day, supporting strong visibility and accessibility. Additional highlights include a 50-year metal roof, stained concrete floors, ductless HVAC, and ADA-compliant access. Built for versatility, the facility is described as suitable for uses such as auto services, building supply, construction-related operations, retail, pallet sales, or e-commerce and distribution. Owner financing is mentioned as available with terms more favorable than current commercial lending conditions.
Key Highlights
- C3‑zoned mixed‑use commercial property built in 2016 with about 3,250 SF warehouse and about 3,750 SF professional office (approx. 7,000 total SF).
- Warehouse features include a 14‑ft roll‑up door, ~19‑ft ceilings, floor drainage, extra‑thick concrete slab, and skylights for natural light.
- Office building includes six suites plus conference room, reception, employee kitchen, public and private restrooms, and a locker room with a shower.
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
$57,483
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
7.66%
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%
$1,149,660
$1.1M
Cap Rate 7%
$821,186
$821.2K
Cap Rate 9%
$638,700
$638.7K
Market Conditions
NOI Build-Up for 7,000 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
$87.4K $12.48/SF
− Vacancy
−$5.2K −$0.75/SF
EGI
$82.1K $11.73/SF
− OpEx
−$24.6K −$3.52/SF
NOI
$57.5K $8.21/SF
Area
Lake County, CA
Vacancy
6.00%
Lease Rate
$12.48 /SF/Yr
Expense Ratio
30.00%
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%
$1,149,660
Cap Rate 7%
$821,186
Cap Rate 9%
$638,700
Alternative Uses
Best Use
Office B
$2.11M
$1.84M – $2.46M
NOI $147,397 @ 7.0% cap · market cap 19.65%
Second Best
Flex RnD
$1.13M
$988.0K – $1.32M
NOI $79,039 @ 7.0% cap · market cap 10.54%
Theoretical Best
Office A
$2.81M
$2.46M – $3.28M
NOI $196,665 @ 7.0% cap · market cap 26.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
19 ft
Clear height
6
Office units
8,700 VPD
Traffic count
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
166
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95453, CA
11,978
Population
5,488
Households
2.2
Avg Household Size
48
Median Age
24%
College-Educated
93%
High-School Grad
87.0 sq mi
ZIP Area
138
Density / Sq Mi
$66,775
Median Household Income
$44,929
Median Earnings
$1,091
Median Rent
$371,100
Median Home Value
Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Flex space - 2016 build combines warehouse and configurable office suites on a C3-zoned, paved 1/3-acre site with ADA-compliant access.
Where is this flex space located?
The property is located at 2480 Main Lakeport, CA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: C3‑zoned mixed‑use commercial property built in 2016 with about 3,250 SF warehouse and about 3,750 SF professional office (approx. 7,000 total SF).; Warehouse features include a 14‑ft roll‑up door, ~19‑ft ceilings, floor drainage, extra‑thick concrete slab, and skylights for natural light.; Office building includes six suites plus conference room, reception, employee kitchen, public and private restrooms, and a locker room with a shower.
