Four-Unit Storefront
For Sale
$1,299,000
487 S Main, Sebastopol, CA 95472
Downtown commercial asset with multiple occupied units and one available space.
Property Size4,350 SF
Price / SF$298.62
Days on Market110
Property Features for 487 S Main
General Information
Standard status
Active
Size
4,350 SF
Property subtype
Commercial
Occupancy
75%
Amenities
Central air
Central Cooling
Central Heating
Composition Roof
Concrete Flooring
Corner
Flat Roof
Individual Air Cooling
Landscape Misc
Low Maintenance
Varies by Unit Cooling
Varies by Unit Flooring
Varies by Unit Heating
Vinyl Flooring
Wall Furnace Heating
Building Details
Year Built
1949
Tenancy
Multi
Listing Agency:
HOMESMART ADVANTAGE REALTY
5416120
Listed By:
MICHAEL A PELLEGRINI · License #02044192
Source:
Corcoran
Added: May 13
Changed: Aug 29
Last Checked: Aug 29 at 9:16PM
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.
Located at 487 S Main in downtown Sebastopol, this storefront property contains four commercial units totaling 4,350 square feet. The building dates to 1949 and currently has three occupied units, while the fourth is available for a new occupant or owner use.
The property sits along South Main Street with frontage and convenient access. Its downtown setting places it near Sebastopol shops, restaurants, and local amenities. Existing occupants include AM BBQ, Ritual Ceramic Studio, and Biophilia Botanicals, providing an established commercial presence across the property.
The four-unit layout supports multiple commercial occupancies within one building and offers flexibility in how the available space is used.
The property sits along South Main Street with frontage and convenient access. Its downtown setting places it near Sebastopol shops, restaurants, and local amenities. Existing occupants include AM BBQ, Ritual Ceramic Studio, and Biophilia Botanicals, providing an established commercial presence across the property.
The four-unit layout supports multiple commercial occupancies within one building and offers flexibility in how the available space is used.
Key Highlights
- Four‑unit storefront property totaling 4,350 square feet
- Three of four units are currently occupied
- One unit is available for lease or owner use
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
$82,513
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
6.35%
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%
$1,650,260
$1.7M
Cap Rate 7%
$1,178,757
$1.2M
Cap Rate 9%
$916,811
$916.8K
Market Conditions
NOI Build-Up for 4,350 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
$114.8K $26.40/SF
− Vacancy
−$4.8K −$1.11/SF
EGI
$110.0K $25.29/SF
− OpEx
−$27.5K −$6.32/SF
NOI
$82.5K $18.97/SF
Area
Sonoma County, CA
Vacancy
4.20%
Lease Rate
$26.40 /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%
$1,650,260
Cap Rate 7%
$1,178,757
Cap Rate 9%
$916,811
Alternative Uses
Best Use
Specialty Retail
$1.18M
$1.03M – $1.38M
NOI $82,513 @ 7.0% cap · market cap 6.35%
Second Best
Retail
$567.4K
$496.5K – $661.9K
NOI $39,716 @ 7.0% cap · market cap 3.06%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
75%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,746
Businesses Nearby
37k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 41%
Shops & Services 40%
Apparel 10%
Dining 9%
Whole Foods Market
Groceries
15,108 visits/mo
0.4 miles
Chase Bank
Shops & Services
3,862 visits/mo
0.2 miles
Goodwill
Apparel
3,718 visits/mo
0.3 miles
Wells Fargo
Shops & Services
3,515 visits/mo
0.3 miles
Napa Auto Parts
Shops & Services
3,218 visits/mo
0.3 miles
Demographics for 95472, CA
28,430
Population
12,595
Households
2.3
Avg Household Size
52
Median Age
50%
College-Educated
94%
High-School Grad
70.3 sq mi
ZIP Area
404
Density / Sq Mi
$109,775
Median Household Income
$50,097
Median Earnings
$1,918
Median Rent
$995,200
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- JenniFlora — 961 Gravenstein Hwy S, Sebastopol, CA 95472
Frequently Asked Questions
What type of property is this?
Storefront property - Downtown commercial asset with multiple occupied units and one available space.
Where is this storefront property located?
The property is located at 487 S Main Sebastopol, CA.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Four‑unit storefront property totaling 4,350 square feet; Three of four units are currently occupied; One unit is available for lease or owner use
