Healdsburg Downtown Development
For Sale
$1,495,000
330 Center Street, Healdsburg, CA 95448
Mixed-use development opportunity near Healdsburg Plaza and future SMART station.
Property Size5,662 SF
Price / SF$264.04
Days on Market444
Property Features for 330 Center Street
General Information
Standard status
Active
Size
5,662 SF
Property subtype
Land / Commercial Lot
Zoning
CD Downtown Commercial
Amenities
Other
No
Paved
Listing Agency:
Healdsburg Realty
Listed By:
Eric W Drew · License #00464329
(707) 217-9415
Source:
Compass
Added: Jun 26, 2025
Changed: Sep 11
Last Checked: Sep 11 at 11:04AM
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 Healdsburg Realty
Investment Insights
Based on property information with market context.
This property presents a development opportunity in downtown Healdsburg, situated near the Healdsburg Plaza. It is located blocks from the planned SMART Train passenger station, with projected completion in 2027–2028, and approximately 15 minutes from Charles M. Schulz–Sonoma County Airport. The zoning allows for a mixed-use configuration, accommodating ground-floor commercial space and a second-level residence. Building heights up to 50 feet are potentially permissible, offering flexibility for investors, developers, or owner-users. The property is located on Center Street in Healdsburg, CA.
Key Highlights
- Prime downtown Healdsburg location, steps from the Plaza
- Mixed‑use zoning allows for commercial and residential development
- Development opportunity with building heights up to 50 feet
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
$74,738
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
5.00%
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%
$1,494,760
$1.5M
Cap Rate 7%
$1,067,686
$1.1M
Cap Rate 9%
$830,422
$830.4K
Market Conditions
NOI Build-Up for 5,662 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
$135.9K $24.00/SF
− Vacancy
−$16.3K −$2.88/SF
EGI
$119.6K $21.12/SF
− OpEx
−$44.8K −$7.92/SF
NOI
$74.7K $13.20/SF
Area
Sonoma County, CA
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,494,760
Cap Rate 7%
$1,067,686
Cap Rate 9%
$830,422
Alternative Uses
Best Use
Mixed Use
$1.07M
$934.2K – $1.25M
NOI $74,738 @ 7.0% cap · market cap 5.00%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.53M
$1.34M – $1.79M
NOI $107,399 @ 7.0% cap · market cap 7.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,548
Businesses Nearby
Explore this area
Business Placement
Demographics for 95448, CA
16,245
Population
7,783
Households
2.1
Avg Household Size
48
Median Age
45%
College-Educated
88%
High-School Grad
184.8 sq mi
ZIP Area
88
Density / Sq Mi
$103,048
Median Household Income
$46,932
Median Earnings
$2,129
Median Rent
$1,030,100
Median Home Value
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Frequently Asked Questions
What type of property is this?
Commercial land - Mixed-use development opportunity near Healdsburg Plaza and future SMART station.
Where is this commercial land located?
The property is located at 330 Center Street Healdsburg, CA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Prime downtown Healdsburg location, steps from the Plaza; Mixed‑use zoning allows for commercial and residential development; Development opportunity with building heights up to 50 feet
