Storefront Property with Downtown
For Sale
$4,250,000
452 Healdsburg Avenue, Healdsburg, CA 95448
Existing storefront space with Downtown Commercial zoning and window-unit cooling.
Property Size14,840 SF
Days on Market47
Property Features for 452 Healdsburg Avenue
General Information
Standard status
Active
Size
14,840 SF
Zoning
Downtown Commercial (CD)
Lease Term
Month To Month
Additional Details
Highway Access
Yes
Amenities
12 to 18 Ft Ceilings, Beam and Post Ceilings, Clear Height, Clear Span Ceilings, Display Window, Manager's Office, Other Restroom Facilities, Reception Area, Restroom(s)-Private, Showroom, Skylight(s)
Accessible Doors
Window Unit(s)
Open
Building Details
Building Size
14,840 SF
Year Built
1908
Buildings
1
Stories
1
Listing Agency:
Listed By:
Craig M. Enyart
Source:
Evrealestate
Added: Jul 15
Changed: Aug 29
Last Checked: Aug 29 at 8:23PM
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 Craig M. Enyart
Investment Insights
Based on property information with market context.
This storefront property at 452 Healdsburg Avenue dates to 1908 and carries Downtown Commercial (CD) zoning. The building includes window-unit cooling, while the exterior is identified as open. The property is positioned two blocks north of the downtown Plaza between North and Piper Streets on the east side of Healdsburg Avenue.
Access is provided from Hwy. 101 via exit 503, Central Healdsburg. The property is located 75 miles north of the Golden Gate Bridge, 10 miles north of Sonoma County Airport, and 6+/- blocks from the SMART Railroad Station, projected for 2028. Sonoma County is the county designation.
Access is provided from Hwy. 101 via exit 503, Central Healdsburg. The property is located 75 miles north of the Golden Gate Bridge, 10 miles north of Sonoma County Airport, and 6+/- blocks from the SMART Railroad Station, projected for 2028. Sonoma County is the county designation.
Key Highlights
- 1908 storefront property at 452 Healdsburg Avenue
- Downtown Commercial (CD) zoning
- Two blocks north of the downtown Plaza
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
$135,492
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
3.19%
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%
$2,709,840
$2.7M
Cap Rate 7%
$1,935,600
$1.9M
Cap Rate 9%
$1,505,467
$1.5M
Market Conditions
NOI Build-Up for 14,840 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
$208.4K $14.04/SF
− Vacancy
−$14.8K −$1.00/SF
EGI
$193.6K $13.04/SF
− OpEx
−$58.1K −$3.91/SF
NOI
$135.5K $9.13/SF
Area
Sonoma County, CA
Vacancy
7.10%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
30.00%
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%
$2,709,840
Cap Rate 7%
$1,935,600
Cap Rate 9%
$1,505,467
Alternative Uses
Best Use
Retail
$1.94M
$1.69M – $2.26M
NOI $135,492 @ 7.0% cap · market cap 3.19%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.02M
$3.52M – $4.69M
NOI $281,491 @ 7.0% cap · market cap 6.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,541
Businesses Nearby
103k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 45%
Groceries 33%
Dining 16%
Apparel 2%
Safeway
Groceries
33,541 visits/mo
0.3 miles
Dollar Tree
Shops & Services
19,178 visits/mo
0.4 miles
Rotten Robbie
Shops & Services
9,902 visits/mo
0.2 miles
Starbucks
Dining
7,696 visits/mo
0.3 miles
Carl's Jr.
Dining
7,506 visits/mo
0.4 miles
Demographics for 95448, CA
16,245
Population
7,783
Households
2.1
Avg Household Size
48
Median Age
45%
College-Educated
88%
High-School Grad
184.8 sq mi
ZIP Area
88
Density / Sq Mi
$103,048
Median Household Income
$46,932
Median Earnings
$2,129
Median Rent
$1,030,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Storefront property - Existing storefront space with Downtown Commercial zoning and window-unit cooling.
Where is this storefront property located?
The property is located at 452 Healdsburg Avenue Healdsburg, CA.
What is the asking price?
The asking price for this property is $4,250,000.
What are key features of this property?
This property features: 1908 storefront property at 452 Healdsburg Avenue; Downtown Commercial (CD) zoning; Two blocks north of the downtown Plaza
