Flex Space with Roll-Up
New
For Sale
$679,900
411 Railroad Avenue, Blue Lake, CA 95525
Warehouse-style commercial space with tall ceilings, roll-up access, and substantial electrical capacity.
Property Size8,705 SF
Price / SF$78.10
Days on Market5
Property Features for 411 Railroad Avenue
General Information
Standard status
Active
Size
8,705 SF
Property subtype
Commercial
Additional Details
Power
400 amps
Listing Agency:
COLDWELL BANKER SELLERS REALTY
(707) 822-5971
Listed By:
SANDRA 'SANDI' DELUCA
Source:
Corcoran
Added: Aug 6
Changed: Aug 9
Last Checked: Aug 10 at 4:21AM
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 COLDWELL BANKER SELLERS REALTY
Investment Insights
Based on property information with market context.
This 8,705-square-foot flex property features an expansive warehouse-style interior, soaring ceilings, roll-up doors, and 400-amp power. The building previously operated as a glass art studio, providing a distinctive setting for a creative or production-oriented commercial use.
Located at 411 Railroad Avenue in downtown Blue Lake, the property sits within the community’s arts-focused commercial environment and is positioned near local events that draw activity to the area. Its open configuration and industrial features offer a broad physical platform for a future owner to adapt to a new business concept, subject to buyer verification.
Located at 411 Railroad Avenue in downtown Blue Lake, the property sits within the community’s arts-focused commercial environment and is positioned near local events that draw activity to the area. Its open configuration and industrial features offer a broad physical platform for a future owner to adapt to a new business concept, subject to buyer verification.
Key Highlights
- 8,705‑square‑foot flex property in downtown Blue Lake
- Warehouse‑style interior with soaring ceilings
- Roll‑up doors provide direct loading and access
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
$61,665
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
9.07%
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%
$1,233,300
$1.2M
Cap Rate 7%
$880,929
$880.9K
Cap Rate 9%
$685,167
$685.2K
Market Conditions
NOI Build-Up for 8,705 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
$78.3K $9.00/SF
− Vacancy
−$5.8K −$0.67/SF
EGI
$72.5K $8.33/SF
− OpEx
−$10.9K −$1.25/SF
NOI
$61.7K $7.08/SF
Area
Humboldt County, CA
Vacancy
7.40%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
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%
$1,233,300
Cap Rate 7%
$880,929
Cap Rate 9%
$685,167
Alternative Uses
Best Use
Flex RnD
$3.29M
$2.88M – $3.84M
NOI $230,117 @ 7.0% cap · market cap 33.85%
Second Best
Office B
$1.62M
$1.42M – $1.89M
NOI $113,381 @ 7.0% cap · market cap 16.68%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95525, CA
1,701
Population
860
Households
2
Avg Household Size
46
Median Age
37%
College-Educated
96%
High-School Grad
92.7 sq mi
ZIP Area
18
Density / Sq Mi
$65,250
Median Household Income
$36,818
Median Earnings
$1,221
Median Rent
$489,600
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 - Warehouse-style commercial space with tall ceilings, roll-up access, and substantial electrical capacity.
Where is this flex space located?
The property is located at 411 Railroad Avenue Blue Lake, CA.
What is the asking price?
The asking price for this property is $679,900.
What are key features of this property?
This property features: 8,705‑square‑foot flex property in downtown Blue Lake; Warehouse‑style interior with soaring ceilings; Roll‑up doors provide direct loading and access
