Waterfront Flex
For Sale
$3,234,000
32330 N Harbor Dr, Fort Bragg, CA 95437
Two-story commercial property with office space, an attached warehouse, river access, and secure vehicle and boat storage.
Property Size9,662 SF
Price / SF$334.71
Days on Market34
Property Features for 32330 N Harbor Dr
General Information
Standard status
Active
Size
9,662 SF
Total Parking Spaces
17
Net Operating Income
$250,000
Additional Details
Cap Rate
7.5%
Amenities
conference room
kitchen
break room
secure server room
shower
dive room
secure boat storage
camera security system
Building Details
Year Built
1998
Buildings
1
Stories
2
Tenancy
Single
Owner Occupied
No
Abandoned
No
Listing Agency:
Shoreline Properties
(707) 489-9627
Listed By:
Greg Menken · License #01055762
Source:
Myfabuloushome
Added: Jul 27
Changed: Aug 29
Last Checked: Aug 29 at 7:34PM
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 Shoreline Properties
Investment Insights
Based on property information with market context.
This two-story flex property contains 9,662 square feet and was built in 1998. The interior includes multiple offices, cubicle areas, a conference room, kitchen and break room, mechanical room, secure server room, five bathrooms, a shower, and a dedicated dive room with storage. An attached, separately configured warehouse provides additional room for vehicles or storage.
The property fronts the Noyo River and includes a recently replaced 135-foot ramp and dock with direct river access. Other site features include fenced and secure parking for 17 vehicles, additional public parking, secure boat storage, and a camera security system. The California Department of Fish and Wildlife is the current long-term tenant, and the property carries a 7.5% cap rate.
The property fronts the Noyo River and includes a recently replaced 135-foot ramp and dock with direct river access. Other site features include fenced and secure parking for 17 vehicles, additional public parking, secure boat storage, and a camera security system. The California Department of Fish and Wildlife is the current long-term tenant, and the property carries a 7.5% cap rate.
Key Highlights
- 9,662‑square‑foot two‑story flex property built in 1998
- Recently replaced 135‑foot ramp and dock with direct access to the Noyo River
- Office layout includes cubicle areas, conference room, kitchen, break room, server room, and five bathrooms
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
$252,860
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
7.82%
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%
$5,057,200
$5.1M
Cap Rate 7%
$3,612,286
$3.6M
Cap Rate 9%
$2,809,556
$2.8M
Market Conditions
NOI Build-Up for 9,662 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
$417.4K $43.20/SF
− Vacancy
−$28.4K −$2.94/SF
EGI
$389.0K $40.26/SF
− OpEx
−$136.2K −$14.09/SF
NOI
$252.9K $26.17/SF
Area
Mendocino County, CA
Vacancy
6.80%
Lease Rate
$43.20 /SF/Yr
Expense Ratio
35.00%
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%
$5,057,200
Cap Rate 7%
$3,612,286
Cap Rate 9%
$2,809,556
Alternative Uses
Best Use
Flex RnD
$3.61M
$3.16M – $4.21M
NOI $252,860 @ 7.0% cap · market cap 7.82%
Second Best
Office B
$2.00M
$1.75M – $2.34M
NOI $140,267 @ 7.0% cap · market cap 4.34%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
480
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 95437, CA
14,608
Population
7,654
Households
1.9
Avg Household Size
48
Median Age
26%
College-Educated
86%
High-School Grad
177.4 sq mi
ZIP Area
82
Density / Sq Mi
$55,061
Median Household Income
$35,860
Median Earnings
$1,367
Median Rent
$541,400
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?
Flex space - Two-story commercial property with office space, an attached warehouse, river access, and secure vehicle and boat storage.
Where is this flex space located?
The property is located at 32330 N Harbor Dr Fort Bragg, CA.
What is the asking price?
The asking price for this property is $3,234,000.
What are key features of this property?
This property features: 9,662‑square‑foot two‑story flex property built in 1998; Recently replaced 135‑foot ramp and dock with direct access to the Noyo River; Office layout includes cubicle areas, conference room, kitchen, break room, server room, and five bathrooms
