Building Details

Building Size 1,152 SF

Year Built 1999

Listing Agency: s***@comcast.net Show Phone

Listed By: Sheri Molina Show Phone

Source: Elliman

Added: Nov 27, 2025 Changed: Aug 23 Last Checked: Aug 29 at 11:17AM

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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 Sheri Molina

Investment Insights

Based on property information with market context.

This move-in ready home features two bedrooms and two bathrooms. It is located on the more private side of a well-maintained senior park, nestled among the redwoods. The setting is peaceful, with a creekside backdrop and dappled light filtering through the trees. The home includes an upgraded kitchen and primary bathroom, featuring wood cabinetry with soft-close mechanisms. The primary suite is equipped with a no-barrier shower, designed for both style and accessibility. A spacious two-car garage provides ample storage. The senior park offers extensive amenities, including a large clubhouse and an indoor pool, suitable for social gatherings and year-round recreation.

Key Highlights

• Move‑in ready 2‑bedroom, 2‑bath home in a senior park.
• Enjoy the upgraded kitchen and primary bathroom with wood, soft‑close cabinetry.
• Primary suite features a no‑barrier shower for 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

$9,802

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

5.48%

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%

$196,040 $196.0K

Cap Rate 7%

$140,029 $140.0K

Cap Rate 9%

$108,911 $108.9K

Market Conditions

NOI Build-Up for 1,152 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

$18.7K $16.20/SF

− Vacancy

−$840 −$0.73/SF

EGI

$17.8K $15.47/SF

− OpEx

−$8.0K −$6.96/SF

NOI

$9.8K $8.51/SF

Area

Mendocino County, CA

Vacancy

4.50%

Lease Rate

$16.20 /SF/Yr

Expense Ratio

45.00%

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%

$196,040

Cap Rate 7%

$140,029

Cap Rate 9%

$108,911

Alternative Uses

Best Use

Apartment 5plus

$140.0K

$122.5K – $163.4K (±1% cap)

NOI $9,802 @ 7.0% cap · market cap 5.48%

Second Best

—

—

no second resolved use

Theoretical Best

Flex RnD

$430.7K

$376.9K – $502.5K (±1% cap)

NOI $30,148 @ 7.0% cap · market cap 16.84%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Senior Housing / Retirement ...

Location Intelligence

Trade Area within ½ mile

15

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 95456, CA

798

Population

795

Households

1

Avg Household Size

63

Median Age

64%

College-Educated

95%

High-School Grad

11.3 sq mi

ZIP Area

71

Density / Sq Mi

$60,972

Median Household Income

$36,801

Median Earnings

$859

Median Rent

$489,900

Median Home Value

Questions? Ask Rey

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What type of property is this? Where is this senior housing / retirement homes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Senior housing / Retirement Home - Two-bedroom, two-bath home in a well-maintained senior park.

Where is this senior housing / retirement home located?

The property is located at 43300 Little River Airport Rd 35 Little River, CA.

What is the asking price?

The asking price for this property is $179,000.

What are key features of this property?

This property features: Move‑in ready 2‑bedroom, 2‑bath home in a senior park.; Enjoy the upgraded kitchen and primary bathroom with wood, soft‑close cabinetry.; Primary suite features a no‑barrier shower for accessibility.