Renovated Spa
For Sale
$168,000
Pending
2785 Bechelli Lane, Redding, CA 96002
COMMERCIAL - Redding, CA
Property Size1,000 SF
Days on Market151
Property Features for 2785 Bechelli Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Redding GC General Commercial
Directions
From Cypress Ave, take Bechelli Lane south. The Mission Square strip mall will be on the left and unit 2785 will be in the back.
Subdivision
04 - SW Redding
Standard status
Pending
APN
107-480-038-000
Size
1,000 SF
Amenities
five private rooms
lobby/reception area
private bathroom
kitchen/break area
four washbowl sinks
Building Details
Year built
1979
Building materials
Stucco
Roof type
Tile
Listing Agency:
Waterman Real Estate
(530) 691-4444
Listed By:
Julia Rossiter · License #01850133
(530) 917-5455
Added: Mar 13
Changed: Aug 4
Last Checked: Aug 10 at 6:06PM
MLS# 26-1048
Copyright © 2026 Shasta Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,000-square-foot spa and wellness suite provides five enclosed rooms, a reception lobby, private bathroom, kitchen and break area, and four washbowls. Renovated interiors and a calm, professional design support a range of beauty, personal-care, and practitioner-oriented operations. The property is located within Mission Square strip mall at 2785 Bechelli Lane in Redding, offering a commercial setting with client access and visibility from the center. The building was constructed in 1979 and features stucco exterior construction and a tile roof.
Key Highlights
- 1,000‑square‑foot spa and wellness suite
- Five private rooms for offices or service providers
- Reception lobby, private bathroom, and kitchen/break area
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
$13,121
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
7.81%
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%
$262,420
$262.4K
Cap Rate 7%
$187,443
$187.4K
Cap Rate 9%
$145,789
$145.8K
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
$19.9K $19.92/SF
− Vacancy
−$1.2K −$1.18/SF
EGI
$18.7K $18.74/SF
− OpEx
−$5.6K −$5.62/SF
NOI
$13.1K $13.12/SF
Area
Shasta County, CA
Vacancy
5.90%
Lease Rate
$19.92 /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%
$262,420
Cap Rate 7%
$187,443
Cap Rate 9%
$145,789
Alternative Uses
Best Use
Retail
$187.4K
$164.0K – $218.7K
NOI $13,121 @ 7.0% cap · market cap 7.81%
Second Best
Office B
$172.0K
$150.5K – $200.7K
NOI $12,041 @ 7.0% cap · market cap 7.17%
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,902
Businesses Nearby
Well-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- OsteoStrong — 2435 athens ave, redding, ca 96001
- Compassionate Health Options — 2751 Bechelli Ln, Redding, CA 96002
- Redding MAT — 691 Maraglia St, Redding, CA 96001
- Wellness Acupuncture — 2295 Hilltop Dr Suite 3, Redding, CA 96002
- Olberg Wellness Center — 2757 Churn Crk Rd D, Redding, CA 96002
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Five private rooms support office or personal-care uses, with reception, kitchenette, bathroom, and four washbowls.
Where is this spa & wellness property located?
The property is located at 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: 1,000‑square‑foot spa and wellness suite; Five private rooms for offices or service providers; Reception lobby, private bathroom, and kitchen/break area
