Remodeled Mixed-Use Office/Retail
For Sale
Contact for pricing
509 Bush St, Woodland, CA 95695
22,000 SF mixed-use property in Woodland, CA for sale.
Property Size22,005 SF
Price / SF$272.44
Days on Market187
Property Features for 509 Bush St
General Information
Standard status
Active
Size
22,005 SF
Class
B
Property subtype
Mixed Use
Zoning
DMX
Occupancy
95%
Lease Type
Modified Gross
Investment Type
Stabilized
Net Operating Income
$402,500
Building Details
Year Built
1921
Year Renovated
2017
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
Caceres Real Estate
(530) 537-8153
Listed By:
Ron Caceres · License #CA 00821385
Source:
Crexi
Added: Feb 4
Changed: Aug 8
Last Checked: Aug 10 at 10:25AM
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 Caceres Real Estate
Investment Insights
Based on property information with market context.
The subject property is an approximately 22,000 square foot mixed-use office and retail property, originally built as an auto dealership in 1921. Constructed with concrete and steel, the building underwent extensive remodeling in 2016-2017. The renovations included new, state-of-the-art energy-efficient heating and air conditioning, a new roof, all new plumbing, and new electrical systems. The building received a Historic Preservation award in 2018 from the City of Woodland. The property is located approximately one-half block from Main Street at the intersection of College Street and Bush Street, offering convenient walking distance to restaurants and shops. Current tenants include WSR Insurance Company, Portalupi Orthodontics, NorCal Performance Physical Therapy, Nick Sadek/Homestead360 Real Estate Services, Valley Vision Optometry, AC Photography, and Earthbound Ceramics. Approximately 1,038 rentable square feet is currently available for lease to an owner-user or new tenant.
Key Highlights
- Extensively remodeled in 2016‑17 with new, state‑of‑the‑art energy efficient heating and air, new roof, all new plumbing, and new electrical systems.
- Located ½ block from Main Street, in easy walking distance to restaurants and shops.
- Awarded a Historic Preservation award in 2018 by the City of Woodland.
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
$313,085
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
5.22%
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%
$6,261,700
$6.3M
Cap Rate 7%
$4,472,643
$4.5M
Cap Rate 9%
$3,478,722
$3.5M
Market Conditions
NOI Build-Up for 22,005 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
$475.3K $21.60/SF
− Vacancy
−$28.0K −$1.27/SF
EGI
$447.3K $20.33/SF
− OpEx
−$134.2K −$6.10/SF
NOI
$313.1K $14.23/SF
Area
Yolo County, CA
Vacancy
5.90%
Lease Rate
$21.60 /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%
$6,261,700
Cap Rate 7%
$4,472,643
Cap Rate 9%
$3,478,722
Alternative Uses
Best Use
Retail
$4.47M
$3.91M – $5.22M
NOI $313,085 @ 7.0% cap · market cap 5.22%
Second Best
Office B
$4.45M
$3.90M – $5.20M
NOI $311,723 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$5.94M
$5.20M – $6.93M
NOI $415,630 @ 7.0% cap · market cap 6.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,665
Businesses Nearby
Explore this area
Business Placement
Demographics for 95695, CA
38,956
Population
15,201
Households
2.6
Avg Household Size
39
Median Age
27%
College-Educated
85%
High-School Grad
145.6 sq mi
ZIP Area
268
Density / Sq Mi
$78,875
Median Household Income
$44,812
Median Earnings
$1,456
Median Rent
$493,800
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?
Mixed-use property - 22,000 SF mixed-use property in Woodland, CA for sale.
Where is this mixed-use property located?
The property is located at 509 Bush St Woodland, CA.
What is the asking price?
The asking price for this property is $5,995,000.
What are key features of this property?
This property features: Extensively remodeled in 2016‑17 with new, state‑of‑the‑art energy efficient heating and air, new roof, all new plumbing, and new electrical systems.; Located ½ block from Main Street, in easy walking distance to restaurants and shops.; Awarded a Historic Preservation award in 2018 by the City of Woodland.
