Versatile Office Building in
For Sale
$1,495,000
4555 Valley West Boulevard, Arcata, CA 95521
8,000 SF office building suitable for various uses.
Property Size8,000 SF
Price / SF$186.88
Days on Market334
Property Features for 4555 Valley West Boulevard
General Information
Standard status
Active
Size
8,000 SF
Property subtype
Office
Building Details
Building Size
8,000 SF
Listing Agency:
Coldwell Banker Commercial Pacific Partners Real Estate
(707) 442-2222
Listed By:
Scott Pesch · License #01190750
(707) 442-2222
Source:
Cbcworldwide
Added: Sep 10, 2025
Changed: Aug 8
Last Checked: Apr 5 at 8:36PM
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 Commercial Pacific Partners Real Estate
Investment Insights
Based on property information with market context.
This property features over 8,000 square feet of office space suitable for a variety of uses. The layout includes numerous rooms and offices on each wing of the building, along with a large open area suitable for multiple workstations or group activities. Previously used as a charter school for over 20 years, the property could potentially serve as administrative offices, another school or academic facility, or possibly a residential care home, subject to zoning confirmation. The property is situated on 1.3 acres and includes large parking areas at the front and rear. It offers convenient access to Highways 101 and 299 and features an attractive setting at the front of the property.
Key Highlights
- Over 8,000 sf of office area suitable for various uses.
- Large parking areas (front and rear).
- Close access to Hwy. 101 and 299.
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
$104,198
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
6.97%
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%
$2,083,960
$2.1M
Cap Rate 7%
$1,488,543
$1.5M
Cap Rate 9%
$1,157,756
$1.2M
Market Conditions
NOI Build-Up for 8,000 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
$172.8K $21.60/SF
− Vacancy
−$33.9K −$4.23/SF
EGI
$138.9K $17.37/SF
− OpEx
−$34.7K −$4.34/SF
NOI
$104.2K $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%
$2,083,960
Cap Rate 7%
$1,488,543
Cap Rate 9%
$1,157,756
Alternative Uses
Best Use
Office B
$1.49M
$1.30M – $1.74M
NOI $104,198 @ 7.0% cap · market cap 6.97%
Second Best
—
—
no second resolved use
Theoretical Best
Flex RnD
$3.02M
$2.64M – $3.52M
NOI $211,480 @ 7.0% cap · market cap 14.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
459
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - 8,000 SF office building suitable for various uses.
Where is this office building located?
The property is located at 4555 Valley West Boulevard 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: Over 8,000 sf of office area suitable for various uses.; Large parking areas (front and rear).; Close access to Hwy. 101 and 299.
