Napa Commercial Office
For Sale
$725,000
Pending
3051 Solano, Napa, CA 94558
Well-maintained Napa office building with long-term tenants.
Property Size1,738 SF
Days on Market101
Property Features for 3051 Solano
General Information
Standard status
Pending
Size
1,738 SF
Property subtype
Commercial
Building Details
Year Built
1976
Listing Agency:
REAL BROKERAGE TECHNOLOGIES
4500442
Listed By:
KELLY P NORRIS · License #01874429
Source:
Corcoran
Added: May 18
Changed: Jul 10
Last Checked: Jul 23 at 9:48AM
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 REAL BROKERAGE TECHNOLOGIES
Investment Insights
Based on property information with market context.
This is a commercial office building located in Napa, California. The property features two fully leased office suites with long-term tenants. The building is well-maintained. The property is suitable for 1031 exchange buyers or those seeking a low-maintenance asset. The property has a total size of 1738 square feet. Current leases are at below-market rates, offering investors the potential to increase returns through rent adjustments over time. The tenants have demonstrated stability and commitment, providing steady income with room for future upside.
Key Highlights
- Fully leased commercial office building in Napa, providing immediate income.
- Long‑term tenants offer stability and reduced management overhead.
- Potential for increased returns through future rent adjustments to market rates.
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
$35,629
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
4.91%
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%
$712,580
$712.6K
Cap Rate 7%
$508,986
$509.0K
Cap Rate 9%
$395,878
$395.9K
Market Conditions
NOI Build-Up for 1,738 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
$66.7K $38.40/SF
− Vacancy
−$19.2K −$11.07/SF
EGI
$47.5K $27.33/SF
− OpEx
−$11.9K −$6.83/SF
NOI
$35.6K $20.50/SF
Area
Napa County, CA
Vacancy
28.82%
Lease Rate
$38.40 /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%
$712,580
Cap Rate 7%
$508,986
Cap Rate 9%
$395,878
Alternative Uses
Best Use
Office B
$509.0K
$445.4K – $593.8K
NOI $35,629 @ 7.0% cap · market cap 4.91%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.51M
$3.07M – $4.09M
NOI $245,504 @ 7.0% cap · market cap 33.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,223
Businesses Nearby
Explore this area
Business Placement
Demographics for 94558, CA
65,473
Population
27,402
Households
2.4
Avg Household Size
44
Median Age
38%
College-Educated
85%
High-School Grad
399.9 sq mi
ZIP Area
164
Density / Sq Mi
$109,444
Median Household Income
$51,955
Median Earnings
$2,248
Median Rent
$855,600
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?
Office building - Well-maintained Napa office building with long-term tenants.
Where is this office building located?
The property is located at 3051 Solano Napa, CA.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Fully leased commercial office building in Napa, providing immediate income.; Long‑term tenants offer stability and reduced management overhead.; Potential for increased returns through future rent adjustments to market rates.
