Office Building with Private
New
For Sale
$1,395,000
534 B St, Santa Rosa, CA 95401
Multi-section office property with private workrooms, meeting space, upgraded finishes, and on-site parking near public parking and a mall.
Property Size4,422 SF
Price / SF$315.47
Days on Market4
Property Features for 534 B St
General Information
Standard status
Active
Size
4,422 SF
Total Parking Spaces
16
Property subtype
Commercial
Additional Details
Utilities to Site
Yes
Amenities
private courtyard
solar system
Building Details
Building Size
4,422 SF
Year Built
1935
Buildings
1
Stories
2
Listing Agency:
SOTHEBY'S INTERNATIONAL REALTY
(707) 235-6870
Listed By:
Todd Sheppard · License #01314350
(707) 235-6870
Source:
Elliman
Added: Aug 15
Changed: Aug 16
Last Checked: Aug 18 at 7:02AM
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 SOTHEBY'S INTERNATIONAL REALTY
Investment Insights
Based on property information with market context.
This office building combines older and newer sections within approximately 4,422 square feet. The layout includes 16 private offices, a meeting room, waiting area, business office, break room, and four bathrooms. A private courtyard provides separation between the building’s sections, while recent improvements include new flooring, a new roof, and a 9.84-kilowatt solar system.
The two-story portion dates to the 1980s, and the single-story section was built in 1935 according to tax records. Electrical service is provided through two separate meters with a total of 350 amps. Private parking accommodates approximately 16 cars, with room for expansion. The property is adjacent to public parking and one block from the mall. Walk Score is 71, Bike Score is 69, and Transit Score is 33.
The two-story portion dates to the 1980s, and the single-story section was built in 1935 according to tax records. Electrical service is provided through two separate meters with a total of 350 amps. Private parking accommodates approximately 16 cars, with room for expansion. The property is adjacent to public parking and one block from the mall. Walk Score is 71, Bike Score is 69, and Transit Score is 33.
Key Highlights
- Approximately 4,422 square feet with 16 private offices and four bathrooms
- Private courtyard separates the building’s two sections
- Recent improvements include new flooring, a new roof, and a 9.84‑kilowatt solar system
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
$62,435
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
4.48%
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%
$1,248,700
$1.2M
Cap Rate 7%
$891,929
$891.9K
Cap Rate 9%
$693,722
$693.7K
Market Conditions
NOI Build-Up for 4,422 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
$98.2K $22.20/SF
− Vacancy
−$14.9K −$3.37/SF
EGI
$83.2K $18.83/SF
− OpEx
−$20.8K −$4.71/SF
NOI
$62.4K $14.12/SF
Area
Santa Rosa, CA
Vacancy
15.20%
Lease Rate
$22.20 /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%
$1,248,700
Cap Rate 7%
$891,929
Cap Rate 9%
$693,722
Alternative Uses
Best Use
Office B
$891.9K
$780.4K – $1.04M
NOI $62,435 @ 7.0% cap · market cap 4.48%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$1.23M
$1.07M – $1.43M
NOI $85,999 @ 7.0% cap · market cap 6.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
4,175
Businesses Nearby
Explore this area
Business Placement
Demographics for 95401, CA
37,272
Population
14,281
Households
2.6
Avg Household Size
38
Median Age
28%
College-Educated
80%
High-School Grad
20.9 sq mi
ZIP Area
1,783
Density / Sq Mi
$93,513
Median Household Income
$45,630
Median Earnings
$1,978
Median Rent
$628,900
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?
Office building - Multi-section office property with private workrooms, meeting space, upgraded finishes, and on-site parking near public parking and a mall.
Where is this office building located?
The property is located at 534 B St Santa Rosa, CA.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: Approximately 4,422 square feet with 16 private offices and four bathrooms; Private courtyard separates the building’s two sections; Recent improvements include new flooring, a new roof, and a 9.84‑kilowatt solar system
