Medical Office Condo with Treatment
For Sale
$575,000
3-104 Margaret Ln, Grass Valley, CA 95945
Exceptionally maintained medical office condominium with three treatment rooms, live/work designation, and 13 on-site parking spaces.
Property Size3,618 SF
Price / SF$158.93
Days on Market61
Property Features for 3-104 Margaret Ln
General Information
Standard status
Active
Size
3,618 SF
Total Parking Spaces
13
Amenities
three private treatment rooms
kitchen
laundry
locker rooms with full shower facilities
recently refinished asphalt parking area
newer membrane roof
Listing Agency:
Coldwell Banker Grass Roots Realty
2737293
Listed By:
Pamela M. Amato
9131102
Source:
Exprealty
Added: Jul 7
Changed: Aug 31
Last Checked: Sep 5 at 1:48PM
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 Coldwell Banker Grass Roots Realty
Investment Insights
Based on property information with market context.
This exceptionally maintained medical office condominium offers a thoughtfully designed layout with three private treatment rooms, expansive open-concept areas, and kitchen and laundry facilities. The interior includes non-load-bearing walls for straightforward reconfiguration, as well as generous locker rooms with full shower facilities. The property is legally designated as live/work, providing flexibility for an owner-user. Recent updates include a newer membrane roof and a recently refinished asphalt parking area.
Located in Grass Valley, California, the building is positioned moments from Sierra Nevada Memorial Hospital. On-site parking totals 13 spaces, including two ADA-designated spaces.
Immediate occupancy is available, and the condo is presented as a turnkey opportunity following the closure of A and A Physical Therapy.
Located in Grass Valley, California, the building is positioned moments from Sierra Nevada Memorial Hospital. On-site parking totals 13 spaces, including two ADA-designated spaces.
Immediate occupancy is available, and the condo is presented as a turnkey opportunity following the closure of A and A Physical Therapy.
Key Highlights
- 3,618 SF medical office condominium with three private treatment rooms
- Legal live/work designation for flexible professional and personal use
- Includes kitchen and laundry, expansive open‑concept areas, and non‑load‑bearing walls for easier reconfiguration
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
$43,959
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
7.65%
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%
$879,180
$879.2K
Cap Rate 7%
$627,986
$628.0K
Cap Rate 9%
$488,433
$488.4K
Market Conditions
NOI Build-Up for 3,618 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
$78.1K $21.60/SF
− Vacancy
−$19.5K −$5.40/SF
EGI
$58.6K $16.20/SF
− OpEx
−$14.7K −$4.05/SF
NOI
$44.0K $12.15/SF
Area
Nevada County, CA
Vacancy
25.00%
Lease Rate
$21.60 /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%
$879,180
Cap Rate 7%
$627,986
Cap Rate 9%
$488,433
Alternative Uses
Best Use
Healthcare Medical
$1.03M
$905.5K – $1.21M
NOI $72,436 @ 7.0% cap · market cap 12.60%
Second Best
Office B
$628.0K
$549.5K – $732.7K
NOI $43,959 @ 7.0% cap · market cap 7.65%
Theoretical Best
Specialty Retail
$1.29M
$1.13M – $1.51M
NOI $90,545 @ 7.0% cap · market cap 15.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,517
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95945, CA
26,302
Population
13,051
Households
2
Avg Household Size
50
Median Age
32%
College-Educated
94%
High-School Grad
61.1 sq mi
ZIP Area
430
Density / Sq Mi
$61,068
Median Household Income
$41,072
Median Earnings
$1,420
Median Rent
$496,600
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?
Medical Office Space - Exceptionally maintained medical office condominium with three treatment rooms, live/work designation, and 13 on-site parking spaces.
Where is this medical office space located?
The property is located at 3-104 Margaret Ln Grass Valley, CA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 3,618 SF medical office condominium with three private treatment rooms; Legal live/work designation for flexible professional and personal use; Includes kitchen and laundry, expansive open‑concept areas, and non‑load‑bearing walls for easier reconfiguration
