Mixed-Use Property with Fenced
For Sale
$700,000
4450 Caterpillar Road, Redding, CA 96003
The site combines an existing block building, secured outdoor storage, and planned additional building capacity.
Property Size2,880 SF
Price / SF$243.06
Days on Market142
Property Features for 4450 Caterpillar Road
General Information
Standard status
Active
Size
2,880 SF
Property subtype
Mixed Use
Amenities
3
Parking.
Off Street, On Street.
2.39
Listing Agency:
(530) 215-9801
Listed By:
Northstate Commercial Partners
(530) 945-9985
Source:
Xome
Added: Apr 14
Changed: Sep 2
Last Checked: Sep 1 at 4:52PM
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 Northstate Commercial Partners
Investment Insights
Based on property information with market context.
This mixed-use property spans 2.39 acres and includes a fenced yard with an existing 2,880-square-foot block building. A pre-purchased 6,000-square-foot metal building kit is included, providing materials for the planned expansion. Preliminary permits are also part of the offering and may support completion of the proposed development.
The property includes a 150-foot telecommunications tower and an approximately 430-square-foot server/data room operated by Shasta Beam. The seller will lease back these improvements after closing. Located at 4450 Caterpillar Road in Redding, the site offers a combination of existing improvements, secured yard area, communications infrastructure, and additional development components.
The property includes a 150-foot telecommunications tower and an approximately 430-square-foot server/data room operated by Shasta Beam. The seller will lease back these improvements after closing. Located at 4450 Caterpillar Road in Redding, the site offers a combination of existing improvements, secured yard area, communications infrastructure, and additional development components.
Key Highlights
- 2.39‑acre parcel with a fenced yard
- Existing 2880sf block building
- Pre‑purchased 6000sf metal building kit included
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
$32,318
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
4.62%
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%
$646,360
$646.4K
Cap Rate 7%
$461,686
$461.7K
Cap Rate 9%
$359,089
$359.1K
Market Conditions
NOI Build-Up for 2,880 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
$55.0K $19.08/SF
− Vacancy
−$3.2K −$1.13/SF
EGI
$51.7K $17.95/SF
− OpEx
−$19.4K −$6.73/SF
NOI
$32.3K $11.22/SF
Area
Shasta County, CA
Vacancy
5.90%
Lease Rate
$19.08 /SF/Yr
Expense Ratio
37.50%
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%
$646,360
Cap Rate 7%
$461,686
Cap Rate 9%
$359,089
Alternative Uses
Best Use
Mixed Use
$461.7K
$404.0K – $538.6K
NOI $32,318 @ 7.0% cap · market cap 4.62%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$641.2K
$561.0K – $748.1K
NOI $44,883 @ 7.0% cap · market cap 6.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
291
Businesses Nearby
Explore this area
Business Placement
Demographics for 96003, CA
45,185
Population
19,873
Households
2.3
Avg Household Size
42
Median Age
27%
College-Educated
94%
High-School Grad
111.2 sq mi
ZIP Area
406
Density / Sq Mi
$71,801
Median Household Income
$39,295
Median Earnings
$1,402
Median Rent
$370,500
Median Home Value
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 - The site combines an existing block building, secured outdoor storage, and planned additional building capacity.
Where is this mixed-use property located?
The property is located at 4450 Caterpillar Road Redding, CA.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: 2.39‑acre parcel with a fenced yard; Existing 2880sf block building; Pre‑purchased 6000sf metal building kit included
