Sebastopol Four-Unit Investment
For Sale
$1,299,000
495 S Main St, Sebastopol, CA 95472
Four-unit property with income potential in downtown Sebastopol.
Property Size4,350 SF
Days on Market105
Property Features for 495 S Main St
General Information
Standard status
Active
Size
4,350 SF
Property subtype
Commercial
Lease Term
Month-to-month
Building Details
Building Size
4,350 SF
Year Built
1949
Stories
1
Listing Agency:
HOMESMART ADVANTAGE REALTY
(707) 921-9592
Listed By:
Michael A Pellegrini · License #02044192
(707) 921-9592
Source:
Elliman
Added: May 15
Changed: Aug 13
Last Checked: Aug 26 at 9:03AM
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 in downtown Sebastopol, 487-495 South Main Street is a four-unit property offering investment opportunities. Three of the four units are currently rented, providing cash flow, while the remaining unit offers flexibility. Positioned along a highly visible corridor, this property benefits from frontage, convenient access, and proximity to shops, restaurants, and local amenities. The unit mix allows for diversified income streams. The property is currently home to A&M BBQ, Ritual Ceramic Studio and Biophilia Botanicals. The property is located in an area that is somewhat walkable (walk score of 61) and somewhat bikeable (bike score of 41).
Key Highlights
- Four‑unit property in downtown Sebastopol with strong income potential.
- Three units currently rented, providing stable cash flow.
- Excellent frontage and convenient access on a highly visible corridor.
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
$39,716
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
3.06%
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%
$794,320
$794.3K
Cap Rate 7%
$567,371
$567.4K
Cap Rate 9%
$441,289
$441.3K
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
$61.1K $14.04/SF
− Vacancy
−$4.3K −$1.00/SF
EGI
$56.7K $13.04/SF
− OpEx
−$17.0K −$3.91/SF
NOI
$39.7K $9.13/SF
Area
Sonoma County, CA
Vacancy
7.10%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
30.00%
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%
$794,320
Cap Rate 7%
$567,371
Cap Rate 9%
$441,289
Alternative Uses
Best Use
Retail
$567.4K
$496.5K – $661.9K
NOI $39,716 @ 7.0% cap · market cap 3.06%
Second Best
Multifamily LT 5
$500.1K
$437.6K – $583.4K
NOI $35,005 @ 7.0% cap · market cap 2.69%
Theoretical Best
Specialty Retail
$1.18M
$1.03M – $1.38M
NOI $82,513 @ 7.0% cap · market cap 6.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,564
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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 Multifamily 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?
Storefront property - Four-unit property with income potential in downtown Sebastopol.
Where is this storefront property located?
The property is located at 495 S Main St 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 property in downtown Sebastopol with strong income potential.; Three units currently rented, providing stable cash flow.; Excellent frontage and convenient access on a highly visible corridor.
