Lakeport Commercial Property For
For Sale
$385,000
401 Main, Lakeport, CA 95453
Downtown Lakeport office/retail building on over half acre.
Property Size880 SF
Lot Size0.50 Acres
Price / SF$437.50
Days on Market293
Property Features for 401 Main
General Information
Standard status
Active
Size
880 SF
Lot size
0.50 Acres
Property subtype
Office
Amenities
3
Level
Paved. Paved Road, Level.
Building Details
Year Built
1900
Listing Agency:
Century 21 Epic
(707) 263-5521
Listed By:
David Lucido · License #02053274
Source:
Xome
Added: Nov 3, 2025
Changed: Aug 23
Last Checked: Aug 22 at 7:29AM
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 Century 21 Epic
Investment Insights
Based on property information with market context.
This commercial real estate offering features an existing office/retail building located in downtown Lakeport. The property occupies over half an acre and includes ample parking. The site benefits from three points of entrance and exit. Interested parties are encouraged to contact Lake County Planning to discuss potential uses for the three parcels included in the offering.
Key Highlights
- Over 1/2 acre of land in downtown Lakeport.
- Existing office/retail building included.
- High‑traffic location on S. Main St.
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
$18,530
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
4.81%
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%
$370,600
$370.6K
Cap Rate 7%
$264,714
$264.7K
Cap Rate 9%
$205,889
$205.9K
Market Conditions
NOI Build-Up for 880 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
$30.7K $34.92/SF
− Vacancy
−$6.0K −$6.84/SF
EGI
$24.7K $28.08/SF
− OpEx
−$6.2K −$7.02/SF
NOI
$18.5K $21.06/SF
Area
Lake County, CA
Vacancy
19.60%
Lease Rate
$34.92 /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%
$370,600
Cap Rate 7%
$264,714
Cap Rate 9%
$205,889
Alternative Uses
Best Use
Office B
$264.7K
$231.6K – $308.8K
NOI $18,530 @ 7.0% cap · market cap 4.81%
Second Best
Retail
$155.8K
$136.3K – $181.8K
NOI $10,906 @ 7.0% cap · market cap 2.83%
Theoretical Best
Office A
$353.2K
$309.1K – $412.1K
NOI $24,724 @ 7.0% cap · market cap 6.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
769
Businesses Nearby
Explore this area
Business Placement
Demographics for 95453, CA
11,978
Population
5,488
Households
2.2
Avg Household Size
48
Median Age
24%
College-Educated
93%
High-School Grad
87.0 sq mi
ZIP Area
138
Density / Sq Mi
$66,775
Median Household Income
$44,929
Median Earnings
$1,091
Median Rent
$371,100
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?
Mixed-use property - Downtown Lakeport office/retail building on over half acre.
Where is this mixed-use property located?
The property is located at 401 Main Lakeport, CA.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: Over 1/2 acre of land in downtown Lakeport.; Existing office/retail building included.; High‑traffic location on S. Main St.
