Historic Downtown Woodland Mixed-Use
For Sale
Contact for pricing
536-540 Main Street, Woodland, CA 95695
Fully leased mixed-use property in Historic Downtown Woodland.
Property Size7,990 SF
Price / SF$250.31
Days on Market85
Property Features for 536-540 Main Street
General Information
Standard status
Active
Size
7,990 SF
Property subtype
Mixed Use, Retail, Multifamily
Zoning
Downtown Mixed-Use
Occupancy
100%
Lease Type
Modified
Investment Type
Stabilized
Net Operating Income
$119,712
Building Details
Year Built
1870
Year Renovated
2016
Units
4
Tenancy
Multi
Listing Agency:
Caceres Real Estate
(530) 537-8153
Listed By:
Ron Caceres · License #CA 00821385
Source:
Crexi
Added: May 16
Changed: Aug 8
Last Checked: Aug 8 at 7:14AM
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 property at 536-540 Main Street & 412 First Street is a fully leased mixed-use property situated on a highly visible corner in Historic Downtown Woodland. Constructed around 1870 and substantially renovated between 2014 and 2016, the property combines historic character with stabilized income. The property features three ground-floor retail suites and four second-floor apartments, providing diversified income from commercial and residential tenants. The property has a total size of 7990 square feet and offers pride-of-ownership appeal.
Key Highlights
- Fully leased mixed‑use property providing diversified income.
- Located at a highly visible hard‑corner in Historic Downtown Woodland.
- Combines three ground‑floor retail suites with four second‑floor 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
$113,681
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
5.68%
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%
$2,273,620
$2.3M
Cap Rate 7%
$1,624,014
$1.6M
Cap Rate 9%
$1,263,122
$1.3M
Market Conditions
NOI Build-Up for 7,990 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
$172.6K $21.60/SF
− Vacancy
−$10.2K −$1.27/SF
EGI
$162.4K $20.33/SF
− OpEx
−$48.7K −$6.10/SF
NOI
$113.7K $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%
$2,273,620
Cap Rate 7%
$1,624,014
Cap Rate 9%
$1,263,122
Alternative Uses
Best Use
Retail
$1.62M
$1.42M – $1.89M
NOI $113,681 @ 7.0% cap · market cap 5.68%
Second Best
Apartment 5plus
$1.49M
$1.30M – $1.73M
NOI $103,986 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$2.16M
$1.89M – $2.52M
NOI $150,915 @ 7.0% cap · market cap 7.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,467
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully leased mixed-use property in Historic Downtown Woodland.
Where is this mixed-use property located?
The property is located at 536-540 Main Street Woodland, CA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Fully leased mixed‑use property providing diversified income.; Located at a highly visible hard‑corner in Historic Downtown Woodland.; Combines three ground‑floor retail suites with four second‑floor apartments.
