Victorian Office
New
For Sale
$839,000
558 B St, Santa Rosa, CA 95401
Historic office property with upgraded systems, character details, accessible entries, and dedicated parking near downtown Santa Rosa.
Property Size3,343 SF
Days on Market6
Property Features for 558 B St
General Information
Standard status
Active
Size
3,343 SF
Total Parking Spaces
7
Property subtype
Commercial
Additional Details
Opportunity Zone
Yes
Office Units
9
Amenities
original stained glass windows
hardwood-floored entryway
elegant staircase
original high ceilings
wainscoting
original doors and trim
peaceful garden
upstairs balcony
wheelchair-accessible entrance
dual-paned windows
high-speed internet
Building Details
Building Size
3,343 SF
Year Built
1895
Buildings
1
Stories
2
Construction
Victorian
Tenancy
Multi
Listing Agency:
The Agency
Listed By:
Eric A Ziedrich
(707) 495-0118
Source:
Elliman
Added: Sep 10
Last Checked: Sep 15 at 9:27AM
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 The Agency
Investment Insights
Based on property information with market context.
Built in 1895, this Victorian office building has been configured as 9 separate office spaces, combining preserved period detailing with contemporary upgrades. Improvements include newer electrical service, a reinforced foundation, dual-paned windows, and high-speed internet. Original stained glass, hardwood floors, high ceilings, wainscoting, doors, trim, and a central staircase remain intact throughout the property. Two office spaces feature their own wheelchair-accessible entrances.
Outdoor amenities include a landscaped garden and an upstairs balcony overlooking St Rose Church across the street. The property is located at 558 B St in Santa Rosa’s St Rose Historic neighborhood, among other maintained historic buildings used for professional offices. Onsite parking provides 7 dedicated spaces, with a public parking garage directly across the street. The property is within a designated Opportunity Zone and has a walk score of 87, bike score of 64, and transit score of 45.
Outdoor amenities include a landscaped garden and an upstairs balcony overlooking St Rose Church across the street. The property is located at 558 B St in Santa Rosa’s St Rose Historic neighborhood, among other maintained historic buildings used for professional offices. Onsite parking provides 7 dedicated spaces, with a public parking garage directly across the street. The property is within a designated Opportunity Zone and has a walk score of 87, bike score of 64, and transit score of 45.
Key Highlights
- 9 separate office spaces in a Victorian building
- Built in 1895 with original stained glass, hardwood floors, high ceilings, wainscoting, doors, and trim
- Upgraded electrical, reinforced foundation, dual‑paned windows, and high‑speed internet
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
$47,200
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
5.63%
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%
$944,000
$944.0K
Cap Rate 7%
$674,286
$674.3K
Cap Rate 9%
$524,444
$524.4K
Market Conditions
NOI Build-Up for 3,343 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
$74.2K $22.20/SF
− Vacancy
−$11.3K −$3.37/SF
EGI
$62.9K $18.83/SF
− OpEx
−$15.7K −$4.71/SF
NOI
$47.2K $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%
$944,000
Cap Rate 7%
$674,286
Cap Rate 9%
$524,444
Alternative Uses
Best Use
Office B
$674.3K
$590.0K – $786.7K
NOI $47,200 @ 7.0% cap · market cap 5.63%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$928.8K
$812.7K – $1.08M
NOI $65,015 @ 7.0% cap · market cap 7.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
9
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
4,126
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Historic office property with upgraded systems, character details, accessible entries, and dedicated parking near downtown Santa Rosa.
Where is this office building located?
The property is located at 558 B St Santa Rosa, CA.
What is the asking price?
The asking price for this property is $839,000.
What are key features of this property?
This property features: 9 separate office spaces in a Victorian building; Built in 1895 with original stained glass, hardwood floors, high ceilings, wainscoting, doors, and trim; Upgraded electrical, reinforced foundation, dual‑paned windows, and high‑speed internet
