Single-Story Office
For Sale
$1,495,000
4555 Valley West Blvd, Arcata, CA 95521
Multi-wing, single-story office campus with private offices, open work areas, conference/classroom space, and abundant paved parking.
Property Size8,500 SF
Lot Size1.30 Acres
Price / SF$175.88
Days on Market107
Property Features for 4555 Valley West Blvd
General Information
Standard status
Active
Size
8,500 SF
Total Parking Spaces
20
Lot size
1.30 Acres
Additional Details
Highway Access
Yes
Amenities
kitchen
conference/classroom spaces
Building Details
Stories
1
Listing Agency:
Wells Commercial R.E. & Investment
(707) 444-3624
Listed By:
David Wells · License #01700566
(707) 832-9121
Source:
Exprealty
Added: May 24
Changed: Sep 5
Last Checked: Sep 6 at 1:05PM
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 Wells Commercial R.E. & Investment
Investment Insights
Based on property information with market context.
This single-story office campus spans an 8,500+ square foot, multi-wing layout on a 1.30-acre parcel. The building includes private offices, large open-plan work areas, and conference or classroom spaces, along with multiple restrooms and a kitchen. The site is supported by mature landscaping and abundant paved parking with 20+ stalls.
The property is located in North Arcata and offers convenient access to Hwy. 101 and Hwy. 299. Prior uses have included a family medical clinic and a charter school. Additional uses may include administrative offices, health and human services, educational or training facilities, or a residential care campus, with zoning and use requirements to be verified by the buyer or tenant.
The property is located in North Arcata and offers convenient access to Hwy. 101 and Hwy. 299. Prior uses have included a family medical clinic and a charter school. Additional uses may include administrative offices, health and human services, educational or training facilities, or a residential care campus, with zoning and use requirements to be verified by the buyer or tenant.
Key Highlights
- 8,500+ SF single‑story, multi‑wing office campus on a 1.30‑acre parcel in North Arcata, CA
- Flexible interior layout with private offices, large open‑plan work areas, and conference/classroom spaces
- Multiple restrooms and a kitchen to support a large organization or multi‑tenant professional setup
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
$110,711
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
7.41%
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%
$2,214,220
$2.2M
Cap Rate 7%
$1,581,586
$1.6M
Cap Rate 9%
$1,230,122
$1.2M
Market Conditions
NOI Build-Up for 8,500 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
$183.6K $21.60/SF
− Vacancy
−$36.0K −$4.23/SF
EGI
$147.6K $17.37/SF
− OpEx
−$36.9K −$4.34/SF
NOI
$110.7K $13.02/SF
Area
Humboldt County, CA
Vacancy
19.60%
Lease Rate
$21.60 /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%
$2,214,220
Cap Rate 7%
$1,581,586
Cap Rate 9%
$1,230,122
Alternative Uses
Best Use
Healthcare Medical
$2.01M
$1.76M – $2.35M
NOI $140,760 @ 7.0% cap · market cap 9.42%
Second Best
Office B
$1.58M
$1.38M – $1.85M
NOI $110,711 @ 7.0% cap · market cap 7.41%
Theoretical Best
Flex RnD
$3.21M
$2.81M – $3.74M
NOI $224,697 @ 7.0% cap · market cap 15.03%
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
385
Businesses Nearby
Explore this area
Business Placement
Demographics for 95521, CA
21,581
Population
9,797
Households
2.2
Avg Household Size
30
Median Age
45%
College-Educated
95%
High-School Grad
60.4 sq mi
ZIP Area
357
Density / Sq Mi
$54,324
Median Household Income
$24,129
Median Earnings
$1,300
Median Rent
$478,600
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?
Office building - Multi-wing, single-story office campus with private offices, open work areas, conference/classroom space, and abundant paved parking.
Where is this office building located?
The property is located at 4555 Valley West Blvd Arcata, CA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: 8,500+ SF single‑story, multi‑wing office campus on a 1.30‑acre parcel in North Arcata, CA; Flexible interior layout with private offices, large open‑plan work areas, and conference/classroom spaces; Multiple restrooms and a kitchen to support a large organization or multi‑tenant professional setup
