Main Street Retail Building
For Sale
$2,750,000
2570 S Main St, Lakeport, CA 95453
Commercial property with retail, storage, and expansion potential in Lakeport.
Property Size22,000 SF
Lot Size7.30 Acres
Price / SF$196.43
Days on Market132
Property Features for 2570 S Main St
General Information
Standard status
Active
Size
22,000 SF
Lot size
7.30 Acres
Property subtype
Commercial
Building Details
Building Size
22,000 SF
Year Built
2005
Listing Agency:
Country Air Commercial
(707) 263-2620
Listed By:
James Magliulo · License #01852966
(707) 263-2620
Source:
Elliman
Added: Mar 31
Changed: Aug 8
Last Checked: Aug 8 at 4:58AM
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 Country Air Commercial
Investment Insights
Based on property information with market context.
Located at 2570 S Main St, Lakeport CA 95453, this commercial property offers a 14,000 SF retail building, two 4000-sf buildings with 52 storage units, and 80 RV storage spaces on over 7 acres. An additional 2 acres are available for expansion. The property includes two additional pads with utilities in place, conduit to the street for electricity and water, and sewer taps. The front 3 acres are zoned C2, and the back 4+ acres are zoned C3, offering versatility for various business ventures. The property features main retail space, office space, and side retail shops, totaling approximately 14,000 SF. This property presents opportunities for retail, office, or mixed-use development.
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
$173,498
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
6.31%
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%
$3,469,960
$3.5M
Cap Rate 7%
$2,478,543
$2.5M
Cap Rate 9%
$1,927,756
$1.9M
Market Conditions
NOI Build-Up for 14,000 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
$258.7K $18.48/SF
− Vacancy
−$10.9K −$0.78/SF
EGI
$247.9K $17.70/SF
− OpEx
−$74.4K −$5.31/SF
NOI
$173.5K $12.39/SF
Area
Lake County, CA
Vacancy
4.20%
Lease Rate
$18.48 /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%
$3,469,960
Cap Rate 7%
$2,478,543
Cap Rate 9%
$1,927,756
Alternative Uses
Best Use
Office B
$4.21M
$3.68M – $4.91M
NOI $294,795 @ 7.0% cap · market cap 10.72%
Second Best
Retail
$2.48M
$2.17M – $2.89M
NOI $173,498 @ 7.0% cap · market cap 6.31%
Theoretical Best
Office A
$5.62M
$4.92M – $6.56M
NOI $393,330 @ 7.0% cap · market cap 14.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
463
Businesses Nearby
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Commercial property with retail, storage, and expansion potential in Lakeport.
Where is this retail space located?
The property is located at 2570 S Main St Lakeport, CA.
What is the asking price?
The asking price for this property is $2,750,000.
