Flexible Storefront with Salon
For Sale
$300,000
483 Chestnut Street, Fort Bragg, CA 95437
Storefront property currently operating as a hair salon, with ample on-site parking and a spacious backyard area.
Property Size940 SF
Price / SF$319.15
Days on Market89
Property Features for 483 Chestnut Street
General Information
Standard status
Active
Size
940 SF
Property subtype
General Commercial
Amenities
3
Building Details
Year Built
1983
Listing Agency:
Engel & Voelkers Mendocino
(707) 937-5071
Listed By:
Tracy Wolfson
Source:
Xome
Added: May 12
Changed: Aug 8
Last Checked: Aug 8 at 3:58AM
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 Engel & Voelkers Mendocino
Investment Insights
Based on property information with market context.
This well-located commercial storefront property is currently operating as a hair salon. The space is described as having a flexible layout suitable for a range of professional, retail, wellness, office, or service-oriented businesses, and includes ample on-site parking for clients and customers.
The property is positioned just minutes from downtown Fort Bragg on the Mendocino Coast, with convenient access for visitors. In addition to the interior space, there is a spacious backyard area that provides additional possibilities for the next occupant.
Offered for sale, this property presents a practical, adaptable option for businesses looking for a storefront location with parking and outdoor area.
The property is positioned just minutes from downtown Fort Bragg on the Mendocino Coast, with convenient access for visitors. In addition to the interior space, there is a spacious backyard area that provides additional possibilities for the next occupant.
Offered for sale, this property presents a practical, adaptable option for businesses looking for a storefront location with parking and outdoor area.
Key Highlights
- Storefront commercial property currently operating as a hair salon
- Flexible interior setup with guest facilities listed as 3
- Ample on‑site parking for clients and customers
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
$13,646
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
4.55%
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%
$272,920
$272.9K
Cap Rate 7%
$194,943
$194.9K
Cap Rate 9%
$151,622
$151.6K
Market Conditions
NOI Build-Up for 940 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
$21.2K $22.56/SF
− Vacancy
−$3.0K −$3.20/SF
EGI
$18.2K $19.36/SF
− OpEx
−$4.5K −$4.84/SF
NOI
$13.6K $14.52/SF
Area
Mendocino County, CA
Vacancy
14.20%
Lease Rate
$22.56 /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%
$272,920
Cap Rate 7%
$194,943
Cap Rate 9%
$151,622
Alternative Uses
Best Use
Office B
$194.9K
$170.6K – $227.4K
NOI $13,646 @ 7.0% cap · market cap 4.55%
Second Best
Retail
$26.3K
$23.0K – $30.7K
NOI $1,842 @ 7.0% cap · market cap 0.61%
Theoretical Best
Flex RnD
$351.4K
$307.5K – $410.0K
NOI $24,600 @ 7.0% cap · market cap 8.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
849
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95437, CA
14,608
Population
7,654
Households
1.9
Avg Household Size
48
Median Age
26%
College-Educated
86%
High-School Grad
177.4 sq mi
ZIP Area
82
Density / Sq Mi
$55,061
Median Household Income
$35,860
Median Earnings
$1,367
Median Rent
$541,400
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.
Similar Off Market Nearby
- Connie Queen of the North Flowers — 151 s mcpherson st apt 5, fort bragg, ca 95437
Frequently Asked Questions
What type of property is this?
Storefront property - Storefront property currently operating as a hair salon, with ample on-site parking and a spacious backyard area.
Where is this storefront property located?
The property is located at 483 Chestnut Street Fort Bragg, CA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Storefront commercial property currently operating as a hair salon; Flexible interior setup with guest facilities listed as 3; Ample on‑site parking for clients and customers
