Renovated Office and Salon
For Sale
$168,000
2785 2785 Bechelli Lane, Redding, CA 96002
Renovated office and salon suite with five private rooms, reception lobby, bathroom, kitchen/break area, and four washbowl sinks.
Property Size1,000 SF
Price / SF$168
Days on Market151
Property Features for 2785 2785 Bechelli Lane
General Information
Standard status
Active
Size
1,000 SF
Property subtype
Mixed Use
Amenities
five private rooms
lobby/reception area
private bathroom
kitchen/break area
four washbowl sinks
Building Details
Year Built
1979
Listing Agency:
(530) 917-5455
Listed By:
Josh Barker Real Estate
(530) 917-5455
Source:
Xome
Added: Mar 11
Changed: Jul 23
Last Checked: Aug 7 at 1:17AM
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 Josh Barker Real Estate
Investment Insights
Based on property information with market context.
This renovated office and salon suite is designed for a calm, client-facing experience and is offered turnkey for immediate use. The layout includes five private rooms that can support professional offices or service rooms, along with a welcoming lobby/reception area, a private bathroom, and a kitchen/break area. The suite is also equipped with four washbowl sinks, making it well-suited for spa or salon operations requiring in-room wash stations.
The property is located in the Mission Square strip mall off Bechelli Lane, providing convenient visibility and accessibility for clients.
As configured, the space offers a combination of client reception, private treatment or office rooms, and the core in-suite facilities needed for service-based operations.
The property is located in the Mission Square strip mall off Bechelli Lane, providing convenient visibility and accessibility for clients.
As configured, the space offers a combination of client reception, private treatment or office rooms, and the core in-suite facilities needed for service-based operations.
Key Highlights
- Renovated 1,000 sq ft office and salon suite designed for wellness and beauty services
- Includes five private rooms for offices or service providers
- Welcoming lobby/reception area plus private bathroom
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
$12,041
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
7.17%
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%
$240,820
$240.8K
Cap Rate 7%
$172,014
$172.0K
Cap Rate 9%
$133,789
$133.8K
Market Conditions
NOI Build-Up for 1,000 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
$20.4K $20.40/SF
− Vacancy
−$4.3K −$4.35/SF
EGI
$16.1K $16.05/SF
− OpEx
−$4.0K −$4.01/SF
NOI
$12.0K $12.04/SF
Area
Shasta County, CA
Vacancy
21.30%
Lease Rate
$20.40 /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%
$240,820
Cap Rate 7%
$172,014
Cap Rate 9%
$133,789
Alternative Uses
Best Use
Office B
$172.0K
$150.5K – $200.7K
NOI $12,041 @ 7.0% cap · market cap 7.17%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$222.6K
$194.8K – $259.7K
NOI $15,584 @ 7.0% cap · market cap 9.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,902
Businesses Nearby
Explore this area
Business Placement
Demographics for 96002, CA
35,158
Population
13,685
Households
2.6
Avg Household Size
39
Median Age
22%
College-Educated
93%
High-School Grad
30.6 sq mi
ZIP Area
1,149
Density / Sq Mi
$74,230
Median Household Income
$40,454
Median Earnings
$1,281
Median Rent
$347,500
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 units - Renovated office and salon suite with five private rooms, reception lobby, bathroom, kitchen/break area, and four washbowl sinks.
Where is this office units located?
The property is located at 2785 2785 Bechelli Lane Redding, CA.
What is the asking price?
The asking price for this property is $168,000.
What are key features of this property?
This property features: Renovated 1,000 sq ft office and salon suite designed for wellness and beauty services; Includes five private rooms for offices or service providers; Welcoming lobby/reception area plus private bathroom
