Turnkey Hotel and
For Sale
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315 Main Street, Ferndale, CA 95536
Fully remodeled hospitality property with guest lodging, restaurant, saloon, banquet room, and an outdoor Main Street balcony.
Property Size8,642 SF
Price / SF$138.80
Days on Market94
Property Features for 315 Main Street
General Information
Standard status
Active
Size
8,642 SF
Property subtype
Hospitality
Additional Details
Business Included
Yes
Amenities
5 guest rooms
restaurant
saloon
banquet room
Main Street balcony
EV charging
Building Details
Year Built
1875
Listing Agency:
Coldwell Banker Commercial Pacific Partners Real Estate
Listed By:
J.B. Mathers · License #CA
(707) 442-2222
Source:
Crexi
Added: Jun 13
Changed: Sep 13
Last Checked: Sep 13 at 8:01AM
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 Commercial Pacific Partners Real Estate
Investment Insights
Based on property information with market context.
The Hotel Ivanhoe is fully remodeled and presented as a turnkey hospitality property for a new owner-operator. The asset includes 5 guest rooms plus dedicated food and beverage space, including a restaurant and saloon, along with a banquet room. A Main Street balcony adds outdoor event and guest-facing space. Recent improvements include extensive interior updates, a new sump pump, and EV charging.
The property operates at 315 Main Street in Ferndale, offering a hospitality-focused layout designed to support multiple on-site income streams.
The business and related operations are included, and a liquor license is available separately, providing an additional pathway for beverage service continuity and growth within the existing restaurant and saloon concepts.
The property operates at 315 Main Street in Ferndale, offering a hospitality-focused layout designed to support multiple on-site income streams.
The business and related operations are included, and a liquor license is available separately, providing an additional pathway for beverage service continuity and growth within the existing restaurant and saloon concepts.
Key Highlights
- Hotel Ivanhoe built in 1875 with 5 guest rooms
- Hospitality property includes a restaurant, saloon, and banquet room
- Main Street balcony for guest and event use
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
$52,338
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
4.36%
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%
$1,046,760
$1.0M
Cap Rate 7%
$747,686
$747.7K
Cap Rate 9%
$581,533
$581.5K
Market Conditions
NOI Build-Up for 8,642 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
$129.6K $15.00/SF
− Vacancy
−$19.4K −$2.25/SF
EGI
$110.2K $12.75/SF
− OpEx
−$57.8K −$6.69/SF
NOI
$52.3K $6.06/SF
Area
Humboldt County, CA
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,046,760
Cap Rate 7%
$747,686
Cap Rate 9%
$581,533
Alternative Uses
Best Use
Specialty Retail
$3.09M
$2.70M – $3.60M
NOI $216,277 @ 7.0% cap · market cap 18.03%
Second Best
Hotel Hospitality
$747.7K
$654.2K – $872.3K
NOI $52,338 @ 7.0% cap · market cap 4.36%
Theoretical Best
Flex RnD
$3.26M
$2.86M – $3.81M
NOI $228,451 @ 7.0% cap · market cap 19.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
230
Businesses Nearby
Explore this area
Business Placement
Demographics for 95536, CA
2,753
Population
1,548
Households
1.8
Avg Household Size
46
Median Age
24%
College-Educated
91%
High-School Grad
162.8 sq mi
ZIP Area
17
Density / Sq Mi
$66,563
Median Household Income
$36,948
Median Earnings
$1,239
Median Rent
$570,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Hotel - Fully remodeled hospitality property with guest lodging, restaurant, saloon, banquet room, and an outdoor Main Street balcony.
Where is this hotel located?
The property is located at 315 Main Street Ferndale, CA.
What is the asking price?
The asking price for this property is $1,199,500.
What are key features of this property?
This property features: Hotel Ivanhoe built in 1875 with 5 guest rooms; Hospitality property includes a restaurant, saloon, and banquet room; Main Street balcony for guest and event use
