Cottage Live-Work
For Sale
$239,000
Pending
316 Pine Street, Mount Shasta, CA 96067
ResidentialIncome, Mount Shasta, CA
Property Size804 SF
Lot Size0.19 Acres
Days on Market129
Property Features for 316 Pine Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Exterior features
PavedDriveway
Lot features
Gentle Sloping, Lawn
View
Mountains
Subdivision
Mt Shasta
Standard status
Pending
Size
804 SF
Lot size
0.19 Acres
Utilities
Sewer type
Public Sewer
Heating system
Oil
Water source
Public
Building Details
Number of units
1
Flooring type
Wood, Carpet
Building materials
WoodSiding
Architectural style
Cottage
Listing Agency:
Coldwell Banker-Mtn Gate Properties · Coldwell Banker Real Estate
(530) 926-5236
Listed By:
Adam Oreck · License #01199465
(530) 261-1220
Added: Apr 28
Changed: Sep 3
Last Checked: Sep 3 at 6:06PM
MLS# 20260494
Copyright © 2026 Siskiyou 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 804-square-foot cottage offers a compact live-work configuration with two bedrooms or private office spaces, two open-flow areas, and a half bath. Original wood flooring, carpet, abundant natural light, a partial kitchen, and a monitor heater define the interior. The wood-sided property also includes a newer roof, updated electrical and plumbing, and a paved driveway on a 0.19-acre lot.
Located in walkable downtown Mount Shasta, the property has visibility from Pine Street and was most recently operated as an antique shop. C-1 zoning supports a range of potential commercial or residential-related uses, subject to confirmation with the city regarding applicable restrictions. Public water and public sewer serve the property.
Located in walkable downtown Mount Shasta, the property has visibility from Pine Street and was most recently operated as an antique shop. C-1 zoning supports a range of potential commercial or residential-related uses, subject to confirmation with the city regarding applicable restrictions. Public water and public sewer serve the property.
Key Highlights
- 804 square feet on a 0.19‑acre lot
- C‑1 zoning with potential office, storefront, creative studio, or short‑term rental uses subject to city confirmation
- Two bedrooms/private office spaces, two open‑flow areas, and a half bath
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
$10,941
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
4.58%
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%
$218,820
$218.8K
Cap Rate 7%
$156,300
$156.3K
Cap Rate 9%
$121,567
$121.6K
Market Conditions
NOI Build-Up for 804 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
$17.4K $21.60/SF
− Vacancy
−$2.8K −$3.46/SF
EGI
$14.6K $18.14/SF
− OpEx
−$3.6K −$4.54/SF
NOI
$10.9K $13.61/SF
Area
Siskiyou County, CA
Vacancy
16.00%
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%
$218,820
Cap Rate 7%
$156,300
Cap Rate 9%
$121,567
Alternative Uses
Best Use
Office B
$156.3K
$136.8K – $182.4K
NOI $10,941 @ 7.0% cap · market cap 4.58%
Second Best
Retail
$108.3K
$94.7K – $126.3K
NOI $7,578 @ 7.0% cap · market cap 3.17%
Theoretical Best
Office A
$236.5K
$207.0K – $275.9K
NOI $16,556 @ 7.0% cap · market cap 6.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
882
Businesses Nearby
Explore this area
Business Placement
Demographics for 96067, CA
7,145
Population
4,517
Households
1.6
Avg Household Size
53
Median Age
34%
College-Educated
97%
High-School Grad
76.4 sq mi
ZIP Area
94
Density / Sq Mi
$63,222
Median Household Income
$38,285
Median Earnings
$1,504
Median Rent
$377,500
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.
Frequently Asked Questions
What type of property is this?
Live-work space - C-1-zoned cottage with flexible rooms, a partial kitchen, and public water and sewer service.
Where is this live-work space located?
The property is located at 316 Pine Street Mount Shasta, CA.
What is the asking price?
The asking price for this property is $239,000.
What are key features of this property?
This property features: 804 square feet on a 0.19‑acre lot; C‑1 zoning with potential office, storefront, creative studio, or short‑term rental uses subject to city confirmation; Two bedrooms/private office spaces, two open‑flow areas, and a half bath
