Agricultural Operations Campus with
For Sale
$2,990,000
4770 Occidental, Santa Rosa, CA 95401
10.5-acre Santa Rosa campus with warehouse, office, and greenhouses.
Property Size17,000 SF
Lot Size10.51 Acres
Price / SF$175.88
Days on Market142
Property Features for 4770 Occidental
General Information
Standard status
Active
Size
17,000 SF
Lot size
10.51 Acres
Property subtype
Commercial
Amenities
Central air
Metal Roof
Varies by Unit Cooling
Varies by Unit Heating
Listing Agency:
BERTOLONE REALTY
5451442
Listed By:
MELISSA HUYNH · License #00881387
Source:
Corcoran
Added: Mar 20
Changed: Aug 8
Last Checked: Aug 8 at 6:27AM
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 BERTOLONE REALTY
Investment Insights
Based on property information with market context.
This 10.5-acre agricultural operations campus is zoned Diverse Agriculture (DA) and features a 17,000 square foot warehouse with 12 to 18-foot clear height, four roll-up doors, and 3-phase power. The property also includes a 5,000 square foot office building, several additional outbuildings, and existing greenhouse infrastructure. The entire property is fully fenced and has three separate entrances. An additional building at the corner of Irwin and Occidental has its own entrance and parking, and may have potential for retail use, such as a farm stand or other agriculture-related commercial uses, subject to buyer verification with Sonoma County. The property features expansive yard space suitable for various uses, including agricultural operations, nursery use, vineyard services, contractor yard, equipment storage, agricultural processing, or distribution. Located on Occidental Road in west Santa Rosa, the property provides convenient access to Highway 12, Sebastopol, and the broader Sonoma County agricultural region.
Key Highlights
- 10.5‑acre agricultural operations campus zoned Diverse Agriculture (DA).
- 17,000 SF warehouse with 12‑18 ft clear height, four roll‑up doors, and 3‑phase power.
- 5,000 SF office building and additional outbuildings.
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
$240,026
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
8.03%
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%
$4,800,520
$4.8M
Cap Rate 7%
$3,428,943
$3.4M
Cap Rate 9%
$2,666,956
$2.7M
Market Conditions
NOI Build-Up for 17,000 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
$377.4K $22.20/SF
− Vacancy
−$57.4K −$3.37/SF
EGI
$320.0K $18.83/SF
− OpEx
−$80.0K −$4.71/SF
NOI
$240.0K $14.12/SF
Area
Santa Rosa, 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%
$4,800,520
Cap Rate 7%
$3,428,943
Cap Rate 9%
$2,666,956
Alternative Uses
Best Use
Office B
$3.43M
$3.00M – $4.00M
NOI $240,026 @ 7.0% cap · market cap 8.03%
Second Best
Warehouse
$3.04M
$2.66M – $3.55M
NOI $212,852 @ 7.0% cap · market cap 7.12%
Theoretical Best
Multifamily LT 5
$4.72M
$4.13M – $5.51M
NOI $330,618 @ 7.0% cap · market cap 11.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
967
Businesses Nearby
Explore this area
Business Placement
Demographics for 95401, CA
37,272
Population
14,281
Households
2.6
Avg Household Size
38
Median Age
28%
College-Educated
80%
High-School Grad
20.9 sq mi
ZIP Area
1,783
Density / Sq Mi
$93,513
Median Household Income
$45,630
Median Earnings
$1,978
Median Rent
$628,900
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?
Agricultural property - 10.5-acre Santa Rosa campus with warehouse, office, and greenhouses.
Where is this agricultural property located?
The property is located at 4770 Occidental Santa Rosa, CA.
What is the asking price?
The asking price for this property is $2,990,000.
What are key features of this property?
This property features: 10.5‑acre agricultural operations campus zoned Diverse Agriculture (DA).; 17,000 SF warehouse with 12‑18 ft clear height, four roll‑up doors, and 3‑phase power.; 5,000 SF office building and additional outbuildings.
