Remodeled Office
For Sale
$549,000
2692 Coloma St, Placerville, CA 95667
Two-level layout with private offices, separate HVAC systems, and on-site parking.
Property Size1,724 SF
Lot Size0.46 Acres
Price / SF$318.45
Days on Market14
Property Features for 2692 Coloma St
General Information
Standard status
Active
Size
1,724 SF
Lot size
0.46 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Building Details
Year Renovated
2005
Buildings
1
Listing Agency:
Premier Property Group
Listed By:
Maury J. O Hearn · License #01428438
(530) 409-1647
Source:
Sacramentoareahouses
Added: Aug 20
Changed: Sep 1
Last Checked: Sep 1 at 10:27PM
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 Premier Property Group
Investment Insights
Based on property information with market context.
This 1,724-square-foot office building at 2692 Coloma St. includes four ground-floor offices, each with a separate exterior entrance, plus an upper-level reception area, two additional offices, and a restroom. A secured storage room adds functional support space, with plumbing already installed for a possible office and bathroom conversion. The property was extensively remodeled in approximately 2004–2005 and has since received fresh paint and new carpeting. Separate central HVAC systems serve the two levels, while public water and sewer, an underground leased propane tank, and a monitored fire-alarm system support daily operations.
The 20,038-square-foot lot, approximately 0.46 acre, provides more than 10 on-site parking spaces. Positioned along Highway 49 near the Highway 193 intersection, the property is approximately 1.5 miles from Historic Downtown Placerville. Its configuration can accommodate independent office suites or a connected professional practice.
The 20,038-square-foot lot, approximately 0.46 acre, provides more than 10 on-site parking spaces. Positioned along Highway 49 near the Highway 193 intersection, the property is approximately 1.5 miles from Historic Downtown Placerville. Its configuration can accommodate independent office suites or a connected professional practice.
Key Highlights
- 1,724‑square‑foot office building on a 20,038‑square‑foot lot
- Approximately 0.46 acre with more than 10 on‑site parking spaces
- Four ground‑floor offices with separate exterior entrances
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
$28,332
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
5.16%
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%
$566,640
$566.6K
Cap Rate 7%
$404,743
$404.7K
Cap Rate 9%
$314,800
$314.8K
Market Conditions
NOI Build-Up for 1,724 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
$45.5K $26.40/SF
− Vacancy
−$7.7K −$4.49/SF
EGI
$37.8K $21.91/SF
− OpEx
−$9.4K −$5.48/SF
NOI
$28.3K $16.43/SF
Area
El Dorado County, CA
Vacancy
17.00%
Lease Rate
$26.40 /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%
$566,640
Cap Rate 7%
$404,743
Cap Rate 9%
$314,800
Alternative Uses
Best Use
Office B
$404.7K
$354.2K – $472.2K
NOI $28,332 @ 7.0% cap · market cap 5.16%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$616.4K
$539.3K – $719.1K
NOI $43,145 @ 7.0% cap · market cap 7.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
963
Businesses Nearby
Explore this area
Business Placement
Demographics for 95667, CA
37,283
Population
15,647
Households
2.4
Avg Household Size
50
Median Age
29%
College-Educated
93%
High-School Grad
169.1 sq mi
ZIP Area
220
Density / Sq Mi
$90,499
Median Household Income
$44,405
Median Earnings
$1,408
Median Rent
$527,900
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 - Two-level layout with private offices, separate HVAC systems, and on-site parking.
Where is this office building located?
The property is located at 2692 Coloma St Placerville, CA.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: 1,724‑square‑foot office building on a 20,038‑square‑foot lot; Approximately 0.46 acre with more than 10 on‑site parking spaces; Four ground‑floor offices with separate exterior entrances
