Flex/Industrial Workshop with
For Sale
$180,000
3883 Rohnerville Road, Fortuna, CA 95540
Versatile shop, office, and storage space with strong power capacity for service, repair, and light distribution uses.
Property Size2,773 SF
Price / SF$64.91
Days on Market410
Property Features for 3883 Rohnerville Road
General Information
Standard status
Active
Size
2,773 SF
Property subtype
Commercial
Zoning
C-T
Additional Details
Heavy Power
Yes
Amenities
Central air
Air Conditioning Cooling
Carpeted Flooring
Central Air Cooling
Forced Air Heating
Laminate Flooring
Natural Gas Heating
Tile Flooring
Vinyl Flooring
Listing Agency:
EXP REALTY OF CALIFORNIA, INC.
(888) 584-9427
Listed By:
NICOLE MAYER · License #02188313
Source:
Corcoran
Added: Jun 29, 2025
Changed: Aug 11
Last Checked: Aug 12 at 6:29AM
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 EXP REALTY OF CALIFORNIA, INC.
Investment Insights
Based on property information with market context.
This for-sale flex/industrial property totals 2,773 square feet and is laid out to support hands-on operations. The interior includes shop space, a reception area, office space, and ample storage, reflecting its prior use as a refrigeration and HVAC business. The setup is well-suited for contractors and other trade-based teams that need a functional work area alongside customer-facing and administrative rooms. Electrical service includes 3-phase 200 amp power, providing infrastructure for a range of commercial operations.
The property is located at 3883 Rohnerville Road in Fortuna, California, and is described as being in a high-traffic location with excellent visibility and accessibility. It is zoned C-T, which supports the general commercial nature of the site.
The existing configuration can fit service and repair users such as small engine repair, electricians, plumbers, HVAC contractors, and auto detailers, as well as businesses looking for a combined workspace with storage and office space. With a shop-first layout, reception/office area, and substantial storage, it offers a practical footprint for day-to-day operations where trades, equipment, and inventory need to be kept organized on site.
The property is located at 3883 Rohnerville Road in Fortuna, California, and is described as being in a high-traffic location with excellent visibility and accessibility. It is zoned C-T, which supports the general commercial nature of the site.
The existing configuration can fit service and repair users such as small engine repair, electricians, plumbers, HVAC contractors, and auto detailers, as well as businesses looking for a combined workspace with storage and office space. With a shop-first layout, reception/office area, and substantial storage, it offers a practical footprint for day-to-day operations where trades, equipment, and inventory need to be kept organized on site.
Key Highlights
- 2,773 SF commercial property with shop, reception, office, and ample storage space
- Previously operated as a refrigeration and HVAC business, with a layout suited for service and repair use
- Zoned C‑T and located in a high‑traffic area with strong accessibility
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
$16,177
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
8.99%
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%
$323,540
$323.5K
Cap Rate 7%
$231,100
$231.1K
Cap Rate 9%
$179,744
$179.7K
Market Conditions
NOI Build-Up for 2,773 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
$25.0K $9.00/SF
− Vacancy
−$1.8K −$0.67/SF
EGI
$23.1K $8.33/SF
− OpEx
−$6.9K −$2.50/SF
NOI
$16.2K $5.83/SF
Area
Humboldt County, CA
Vacancy
7.40%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
30.00%
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%
$323,540
Cap Rate 7%
$231,100
Cap Rate 9%
$179,744
Alternative Uses
Best Use
Flex RnD
$1.05M
$916.3K – $1.22M
NOI $73,304 @ 7.0% cap · market cap 40.72%
Second Best
Warehouse
$280.6K
$245.6K – $327.4K
NOI $19,644 @ 7.0% cap · market cap 10.91%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
196
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95540, CA
14,055
Population
6,087
Households
2.3
Avg Household Size
40
Median Age
24%
College-Educated
88%
High-School Grad
34.1 sq mi
ZIP Area
412
Density / Sq Mi
$62,346
Median Household Income
$37,309
Median Earnings
$1,135
Median Rent
$362,400
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile shop, office, and storage space with strong power capacity for service, repair, and light distribution uses.
Where is this flex space located?
The property is located at 3883 Rohnerville Road Fortuna, CA.
What is the asking price?
The asking price for this property is $180,000.
What are key features of this property?
This property features: 2,773 SF commercial property with shop, reception, office, and ample storage space; Previously operated as a refrigeration and HVAC business, with a layout suited for service and repair use; Zoned C‑T and located in a high‑traffic area with strong accessibility
