Mixed-Use Property With
For Sale
Contact for pricing
528 B Street, Santa Rosa, CA 95404
Existing office improvements accompany approved plans for a 24-unit apartment development with optional ground-floor commercial space.
Property Size2,292 SF
Price / SF$501.75
Days on Market117
Property Features for 528 B Street
General Information
Standard status
Active
Size
2,292 SF
Property subtype
Multifamily, Office, Mixed Use
Zoning
CMU-Core Mixed-Use -Historic
Investment Type
Redevelopment
Building Details
Year Built
1969
Year Renovated
1995
Buildings
1
Stories
5
Units
24
Listing Agency:
Corcoran Icon Properties
(855) 437-1704
Listed By:
Paul Schwartz · License #CA 01111744
Source:
Crexi
Added: May 6
Changed: Aug 29
Last Checked: Aug 29 at 8:24PM
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 Corcoran Icon Properties
Investment Insights
Based on property information with market context.
The property includes a 2,292-square-foot office building constructed in 1969 and carries CMU-Core Mixed-Use -Historic zoning. Development approvals support a five-story project with 24 market-rate apartments and ground-floor commercial space, or a residential configuration with the same apartment count and no commercial component. An alternative four-story residential concept is also described, including Type-4 wood construction without a concrete pedestal.
The site is near Railroad Square and Downtown Santa Rosa, with restaurants, retail shops, banks, professional offices, government offices, brew pubs, tasting rooms, theaters, clubs, and live entertainment in the surrounding area.
The site is near Railroad Square and Downtown Santa Rosa, with restaurants, retail shops, banks, professional offices, government offices, brew pubs, tasting rooms, theaters, clubs, and live entertainment in the surrounding area.
Key Highlights
- 2,292± SF existing office building constructed in 1969
- CMU‑Core Mixed‑Use -Historic zoning
- Approved five‑story development with 24 market‑rate apartments
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
$40,035
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
3.48%
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%
$800,700
$800.7K
Cap Rate 7%
$571,929
$571.9K
Cap Rate 9%
$444,833
$444.8K
Market Conditions
NOI Build-Up for 2,292 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
$76.5K $33.36/SF
− Vacancy
−$3.7K −$1.60/SF
EGI
$72.8K $31.76/SF
− OpEx
−$32.8K −$14.29/SF
NOI
$40.0K $17.47/SF
Area
Santa Rosa, CA
Vacancy
4.80%
Lease Rate
$33.36 /SF/Yr
Expense Ratio
45.00%
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%
$800,700
Cap Rate 7%
$571,929
Cap Rate 9%
$444,833
Alternative Uses
Best Use
Apartment 5plus
$571.9K
$500.4K – $667.3K
NOI $40,035 @ 7.0% cap · market cap 3.48%
Second Best
Office B
$462.3K
$404.5K – $539.4K
NOI $32,361 @ 7.0% cap · market cap 2.81%
Theoretical Best
Multifamily LT 5
$636.8K
$557.2K – $742.9K
NOI $44,575 @ 7.0% cap · market cap 3.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,175
Businesses Nearby
Explore this area
Business Placement
Demographics for 95404, CA
38,034
Population
16,850
Households
2.3
Avg Household Size
43
Median Age
45%
College-Educated
90%
High-School Grad
75.4 sq mi
ZIP Area
504
Density / Sq Mi
$102,802
Median Household Income
$57,388
Median Earnings
$1,890
Median Rent
$865,900
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 - Existing office improvements accompany approved plans for a 24-unit apartment development with optional ground-floor commercial space.
Where is this mixed-use property located?
The property is located at 528 B Street Santa Rosa, CA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 2,292± SF existing office building constructed in 1969; CMU‑Core Mixed‑Use -Historic zoning; Approved five‑story development with 24 market‑rate apartments
