Two-Story Office
For Sale
$637,000
501 Cypress St, Fort Bragg, CA 95437
Professional office property with separate floor areas, off-street parking, and RVH zoning that supports residential use.
Property Size1,800 SF
Price / SF$353.89
Days on Market128
Property Features for 501 Cypress St
General Information
Standard status
Active
Size
1,800 SF
Building Details
Year Built
1981
Listing Agency:
Gale Beauchamp Realty
(707) 964-5532
Listed By:
Masha Grohman · License #01958901
Source:
Myfabuloushome
Added: Apr 24
Changed: Aug 29
Last Checked: Aug 25 at 5:13AM
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 Gale Beauchamp Realty
Investment Insights
Based on property information with market context.
This 1,800-square-foot office property contains a two-story building on a 0.23-acre parcel. The first floor offers a 1,200-square-foot, multi-room office layout, while the upper level provides an additional office area with a half bath. The building has newer windows and siding, two electric meters, a vaulted ceiling in the front room, and south-facing windows designed for passive solar advantage. A circular floor plan provides direct access among the rooms.
The property is adjacent to the hospital and medical buildings and includes an off-street parking lot with six spaces. RVH zoning supports residential use and potential additional residential development in the open area behind the building. Some dental office infrastructure remains in the subarea from prior use.
The property is adjacent to the hospital and medical buildings and includes an off-street parking lot with six spaces. RVH zoning supports residential use and potential additional residential development in the open area behind the building. Some dental office infrastructure remains in the subarea from prior use.
Key Highlights
- 1,800 SF two‑story office building on a 0.23‑acre parcel
- First‑floor 1,200 SF multi‑room office with additional upper‑level office area
- RVH zoning supports residential use and potential further residential development
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
$26,131
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
4.10%
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%
$522,620
$522.6K
Cap Rate 7%
$373,300
$373.3K
Cap Rate 9%
$290,344
$290.3K
Market Conditions
NOI Build-Up for 1,800 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
$40.6K $22.56/SF
− Vacancy
−$5.8K −$3.20/SF
EGI
$34.8K $19.36/SF
− OpEx
−$8.7K −$4.84/SF
NOI
$26.1K $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%
$522,620
Cap Rate 7%
$373,300
Cap Rate 9%
$290,344
Alternative Uses
Best Use
Office B
$373.3K
$326.6K – $435.5K
NOI $26,131 @ 7.0% cap · market cap 4.10%
Second Best
—
—
no second resolved use
Theoretical Best
Flex RnD
$673.0K
$588.8K – $785.1K
NOI $47,107 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
584
Businesses Nearby
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
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Frequently Asked Questions
What type of property is this?
Office building - Professional office property with separate floor areas, off-street parking, and RVH zoning that supports residential use.
Where is this office building located?
The property is located at 501 Cypress St Fort Bragg, CA.
What is the asking price?
The asking price for this property is $637,000.
What are key features of this property?
This property features: 1,800 SF two‑story office building on a 0.23‑acre parcel; First‑floor 1,200 SF multi‑room office with additional upper‑level office area; RVH zoning supports residential use and potential further residential development
