Retail Storefront with
New
For Sale
$300,000
3955 Main, Kelseyville, CA 95451
Open-plan commercial space with a bar area, kitchen, rear patio, and ADA-compliant restroom.
Property Size935 SF
Days on Market2
Property Features for 3955 Main
General Information
Standard status
Active
Size
935 SF
Property subtype
Commercial
Building Details
Building Size
935 SF
Year Built
1937
Listing Agency:
Sotheby's International Realty
(707) 485-2922
Listed By:
Mara Eichelmann · License #01987875
Source:
Elliman
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 22 at 3:45AM
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 Sotheby's International Realty
Investment Insights
Based on property information with market context.
This Main Street commercial storefront in downtown Kelseyville features an open interior with a spacious bar and seating area. A separate kitchen, rear patio, ADA-compliant restroom, and wiring for surround sound add functional flexibility. Large picture windows provide a prominent street-facing presentation, while additional parking is available behind the building.
The property is located at 3955 Main in Kelseyville, with direct Main Street frontage. Built in 1937, the building has operated as a tasting room and includes a layout suited to food-and-beverage or other retail-oriented commercial uses.
The property is located at 3955 Main in Kelseyville, with direct Main Street frontage. Built in 1937, the building has operated as a tasting room and includes a layout suited to food-and-beverage or other retail-oriented commercial uses.
Key Highlights
- Main Street frontage with large picture windows
- Open interior with spacious bar and seating area
- Separate kitchen and rear patio
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
$19,796
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
6.60%
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%
$395,920
$395.9K
Cap Rate 7%
$282,800
$282.8K
Cap Rate 9%
$219,956
$220.0K
Market Conditions
NOI Build-Up for 935 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
$28.1K $30.00/SF
− Vacancy
−$1.7K −$1.77/SF
EGI
$26.4K $28.23/SF
− OpEx
−$6.6K −$7.06/SF
NOI
$19.8K $21.17/SF
Area
Lake County, CA
Vacancy
5.90%
Lease Rate
$30.00 /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%
$395,920
Cap Rate 7%
$282,800
Cap Rate 9%
$219,956
Alternative Uses
Best Use
Specialty Retail
$282.8K
$247.5K – $329.9K
NOI $19,796 @ 7.0% cap · market cap 6.60%
Second Best
Retail
$165.5K
$144.8K – $193.1K
NOI $11,587 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$375.3K
$328.4K – $437.8K
NOI $26,269 @ 7.0% cap · market cap 8.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
304
Businesses Nearby
13k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Valero Energy
Shops & Services
9,850 visits/mo
0.3 miles
Umpqua Bank
Shops & Services
2,701 visits/mo
0.2 miles
Demographics for 95451, CA
11,747
Population
6,295
Households
1.9
Avg Household Size
47
Median Age
19%
College-Educated
85%
High-School Grad
92.9 sq mi
ZIP Area
126
Density / Sq Mi
$65,417
Median Household Income
$38,149
Median Earnings
$1,302
Median Rent
$340,700
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Open-plan commercial space with a bar area, kitchen, rear patio, and ADA-compliant restroom.
Where is this storefront property located?
The property is located at 3955 Main Kelseyville, CA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Main Street frontage with large picture windows; Open interior with spacious bar and seating area; Separate kitchen and rear patio
