Single-Story Office
For Sale
$1,495,000
4555 Valley W Boulevard, Arcata, CA 95521
COMMERCIAL - Arcata, CA
Property Size8,500 SF
Lot Size1.30 Acres
Price / SF$174.02
Days on Market76
Property Features for 4555 Valley W Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 2, Bathroom 3
Subdivision
North Bay
Standard status
Active
Size
8,591 SF
Lot size
1.30 Acres
Amenities
conference or classroom spaces
kitchen
mature landscaping
Building Details
Flooring type
Carpet, Vinyl
Building materials
Wood Siding
Roof type
Shingle
Listing Agency:
Wells Commercial R.E. & Investment
(707) 444-3624
Listed By:
David Wells · License #01700566
(707) 832-9121
Added: May 24
Changed: Aug 6
Last Checked: Aug 7 at 2:06AM
MLS# 272384
Copyright © 2026 Humboldt Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 8,591-square-foot, single-story office campus occupies 1.30 acres at 4555 Valley W Boulevard in Arcata. The multi-wing layout includes private offices, large open work areas, conference or classroom rooms, multiple restrooms, and a kitchen. Wood siding, shingle roofing, and carpet and vinyl flooring are among the existing building finishes.
The property is zoned Commercial and includes 20+ paved parking stalls with mature landscaping. Access to Hwy. 101 and Hwy. 299 supports regional connectivity. Previous uses include a family medical clinic and a charter school, while the existing configuration may accommodate administrative, health and human services, educational, or training operations, subject to buyer or tenant verification of zoning. Residential care campus use is also identified as a potential use, subject to verification.
The property is zoned Commercial and includes 20+ paved parking stalls with mature landscaping. Access to Hwy. 101 and Hwy. 299 supports regional connectivity. Previous uses include a family medical clinic and a charter school, while the existing configuration may accommodate administrative, health and human services, educational, or training operations, subject to buyer or tenant verification of zoning. Residential care campus use is also identified as a potential use, subject to verification.
Key Highlights
- 8,591‑square‑foot single‑story office campus on 1.30 acres
- Multi‑wing configuration with private offices and large open work areas
- Conference or classroom spaces, multiple restrooms, and a kitchen
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
$111,896
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
7.48%
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%
$2,237,920
$2.2M
Cap Rate 7%
$1,598,514
$1.6M
Cap Rate 9%
$1,243,289
$1.2M
Market Conditions
NOI Build-Up for 8,591 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
$185.6K $21.60/SF
− Vacancy
−$36.4K −$4.23/SF
EGI
$149.2K $17.37/SF
− OpEx
−$37.3K −$4.34/SF
NOI
$111.9K $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%
$2,237,920
Cap Rate 7%
$1,598,514
Cap Rate 9%
$1,243,289
Alternative Uses
Best Use
Healthcare Medical
$2.03M
$1.78M – $2.37M
NOI $142,267 @ 7.0% cap · market cap 9.52%
Second Best
Office B
$1.60M
$1.40M – $1.86M
NOI $111,896 @ 7.0% cap · market cap 7.48%
Theoretical Best
Flex RnD
$3.24M
$2.84M – $3.79M
NOI $227,103 @ 7.0% cap · market cap 15.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
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
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Frequently Asked Questions
What type of property is this?
Office building - Landscaped office campus with multiple wings, private offices, open work areas, and conference or classroom spaces.
Where is this office building located?
The property is located at 4555 Valley W 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: 8,591‑square‑foot single‑story office campus on 1.30 acres; Multi‑wing configuration with private offices and large open work areas; Conference or classroom spaces, multiple restrooms, and a kitchen
