Renovated Mixed-Use
For Sale
$920,000
302 Main Street, Lakeport, CA 95453
Main-level retail space is paired with two upstairs apartments and separate street access.
Property Size4,480 SF
Price / SF$205.36
Days on Market373
Property Features for 302 Main Street
General Information
Standard status
Active
Size
4,480 SF
Total Parking Spaces
2
Property subtype
General Commercial
Zoning
Central Business
Additional Details
Road Access
Yes
Sprinkler System
Yes
Amenities
Electric
3
Corner Lot.
2 Parking Spaces.
Fishing. Corner.
Building Details
Year Renovated
2022
Buildings
1
Construction
brick
Tenancy
Multi
Listing Agency:
Pivniska Real Estate Group
(707) 245-6514
Listed By:
Iris Angeleri · License #02024443
Source:
Xome
Added: Aug 16, 2025
Changed: Aug 22
Last Checked: Aug 23 at 3:03AM
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 Pivniska Real Estate Group
Investment Insights
Based on property information with market context.
This 4,480-square-foot mixed-use building combines a street-level retail or gallery area with two upstairs apartments. The commercial floor features 13-foot ceilings, exposed historic brick, modern lighting, mini-split heating and cooling, storage rooms, and a restroom. A dedicated entrance serves the residential level, where both apartments include upgraded finishes, custom cabinetry, smart appliances, recessed lighting, picture windows, and mini-split systems. One unit includes a private balcony with views toward Clear Lake and Library Park.
The property occupies a downtown Lakeport location near the lake, dining, shopping, and recreation. It includes two rear parking spaces and a back entrance to the main floor. Infrastructure improvements include a professional alarm system, fire sprinklers connected to the fire station, and satellite-based Wi-Fi service for the downtown area.
Central Business zoning supports retail, cafés, bars or taverns, professional offices, and other uses identified in the property information. The building was comprehensively renovated between 2018 and 2022.
The property occupies a downtown Lakeport location near the lake, dining, shopping, and recreation. It includes two rear parking spaces and a back entrance to the main floor. Infrastructure improvements include a professional alarm system, fire sprinklers connected to the fire station, and satellite-based Wi-Fi service for the downtown area.
Central Business zoning supports retail, cafés, bars or taverns, professional offices, and other uses identified in the property information. The building was comprehensively renovated between 2018 and 2022.
Key Highlights
- 4,480‑square‑foot mixed‑use building with retail space and two upstairs apartments
- Main‑level commercial area has 13‑foot ceilings, historic brick walls, storage rooms, and restroom
- Building renovation completed between 2018 and 2022
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
$55,519
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
6.03%
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%
$1,110,380
$1.1M
Cap Rate 7%
$793,129
$793.1K
Cap Rate 9%
$616,878
$616.9K
Market Conditions
NOI Build-Up for 4,480 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
$82.8K $18.48/SF
− Vacancy
−$3.5K −$0.78/SF
EGI
$79.3K $17.70/SF
− OpEx
−$23.8K −$5.31/SF
NOI
$55.5K $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%
$1,110,380
Cap Rate 7%
$793,129
Cap Rate 9%
$616,878
Alternative Uses
Best Use
Retail
$793.1K
$694.0K – $925.3K
NOI $55,519 @ 7.0% cap · market cap 6.03%
Second Best
Mixed Use
$633.6K
$554.4K – $739.2K
NOI $44,352 @ 7.0% cap · market cap 4.82%
Theoretical Best
Office A
$1.80M
$1.57M – $2.10M
NOI $125,865 @ 7.0% cap · market cap 13.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Sprinkler system
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
769
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Main-level retail space is paired with two upstairs apartments and separate street access.
Where is this mixed-use property located?
The property is located at 302 Main Street Lakeport, CA.
What is the asking price?
The asking price for this property is $920,000.
What are key features of this property?
This property features: 4,480‑square‑foot mixed‑use building with retail space and two upstairs apartments; Main‑level commercial area has 13‑foot ceilings, historic brick walls, storage rooms, and restroom; Building renovation completed between 2018 and 2022
