Freestanding Commercial Building in
For Sale
$899,000
475 COTATI AVE, Cotati, CA 94931
Single-story commercial building with versatile spaces and high visibility.
Property Size2,375 SF
Lot Size0.26 Acres
Price / SF$378.53
Days on Market460
Property Features for 475 COTATI AVE
General Information
Standard status
Active
Size
2,375 SF
Lot size
0.26 Acres
Property subtype
Office
Amenities
Central Air
3
Building Details
Year Built
1984
Listing Agency:
HomeSmart Advantage Realty
(707) 541-6120
Listed By:
Ishmael Septimo
(707) 541-6120
Source:
Xome
Added: May 27, 2025
Changed: Aug 25
Last Checked: Aug 29 at 6:46AM
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 HomeSmart Advantage Realty
Investment Insights
Based on property information with market context.
This is a single-story, free-standing commercial building located in central Cotati on E. Cotati Ave. The property benefits from a high-visibility location across from the Rancho Cotati Shopping Center, situated at a 4-way stop intersection. The accommodating floor plan features high ceilings and distinct, versatile spaces. The main building section includes two large, divided workspace areas, each with its own entrance, a glass-walled conference room, and a dedicated climate-controlled computer room. A central kitchen/lunch room area with two bathrooms leads to an additional section of the building, which has its own separate entrance, two offices with windows, a large office/lobby area at the entry, and a file room with a utility closet. The lot size is approximately 11,338 square feet, or 0.26 acres, and includes approximately 12 on-site parking spaces. The property is zoned CE - Commercial, East Cotati Corridor. Previously used as nail saloon storage space. Zoning may allow for office, personal services, a medical office, and possibly more.
Key Highlights
- High visibility location on E. Cotati Ave, across from Rancho Cotati Shopping Center at a 4‑way stop intersection.
- Versatile floor plan with distinct spaces suitable for various commercial uses.
- Zoned CE - Commercial, East Cotati Corridor, allowing for office, personal services, medical office, and possibly more.
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
$33,533
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
3.73%
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%
$670,660
$670.7K
Cap Rate 7%
$479,043
$479.0K
Cap Rate 9%
$372,589
$372.6K
Market Conditions
NOI Build-Up for 2,375 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
$52.7K $22.20/SF
− Vacancy
−$8.0K −$3.37/SF
EGI
$44.7K $18.83/SF
− OpEx
−$11.2K −$4.71/SF
NOI
$33.5K $14.12/SF
Area
Sonoma County, CA
Vacancy
15.20%
Lease Rate
$22.20 /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%
$670,660
Cap Rate 7%
$479,043
Cap Rate 9%
$372,589
Alternative Uses
Best Use
Office B
$479.0K
$419.2K – $558.9K
NOI $33,533 @ 7.0% cap · market cap 3.73%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$643.6K
$563.1K – $750.8K
NOI $45,050 @ 7.0% cap · market cap 5.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
801
Businesses Nearby
Explore this area
Business Placement
Demographics for 94931, CA
9,119
Population
4,244
Households
2.1
Avg Household Size
40
Median Age
39%
College-Educated
97%
High-School Grad
7.7 sq mi
ZIP Area
1,184
Density / Sq Mi
$103,105
Median Household Income
$59,605
Median Earnings
$1,780
Median Rent
$788,200
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 units - Single-story commercial building with versatile spaces and high visibility.
Where is this office units located?
The property is located at 475 COTATI AVE Cotati, CA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: High visibility location on E. Cotati Ave, across from Rancho Cotati Shopping Center at a 4‑way stop intersection.; Versatile floor plan with distinct spaces suitable for various commercial uses.; Zoned CE - Commercial, East Cotati Corridor, allowing for office, personal services, medical office, and possibly more.
