Two-Structure Mixed-Use
For Sale
$3,999,000
613 4th Street, Santa Rosa, CA 95404
Downtown property combines leased retail, restaurant, and office suites across two structures on one parcel.
Property Size20,760 SF
Price / SF$192.63
Days on Market160
Property Features for 613 4th Street
General Information
Standard status
Active
Size
20,760 SF
Property subtype
Commercial Sale / Mixed Use
Additional Details
Cap Rate
5.5%
Amenities
2 Story
2
Building Details
Year Built
1932
Buildings
2
Tenancy
Multi
Listing Agency:
Batarseh Real Estate
(707) 267-7726
Listed By:
Frederic P Rouhana · License #02292802
(707) 267-7726
Source:
Compass
Added: Mar 25
Changed: Aug 30
Last Checked: Aug 30 at 6:54PM
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 Batarseh Real Estate
Investment Insights
Based on property information with market context.
The Kress Building comprises two structures on a single parcel at 613 4th Street, with a total property size of 20,760 square feet. The improvements include retail and restaurant space leased to Darbar Kitchen, retail space at 618 5th Street occupied by Clone Digital, and full-service office suites with an established rental history. The property was built in 1932 and has HVAC units less than five years old.
The property sits within Santa Rosa’s 4th Street business district, surrounded by boutique shops, restaurants, bars, and entertainment venues. Multiple public parking garages are located nearby. A planned subdivision would create a new 1,800 SF retail unit; the projected CAP rate is 6.8, compared with the current 5.5.
The property sits within Santa Rosa’s 4th Street business district, surrounded by boutique shops, restaurants, bars, and entertainment venues. Multiple public parking garages are located nearby. A planned subdivision would create a new 1,800 SF retail unit; the projected CAP rate is 6.8, compared with the current 5.5.
Key Highlights
- 20,760‑square‑foot mixed‑use property with two structures on one parcel
- Retail and restaurant space leased to Darbar Kitchen
- Retail space at 618 5th Street leased to Clone Digital
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
$293,115
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
7.33%
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%
$5,862,300
$5.9M
Cap Rate 7%
$4,187,357
$4.2M
Cap Rate 9%
$3,256,833
$3.3M
Market Conditions
NOI Build-Up for 20,760 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
$460.9K $22.20/SF
− Vacancy
−$70.1K −$3.37/SF
EGI
$390.8K $18.83/SF
− OpEx
−$97.7K −$4.71/SF
NOI
$293.1K $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%
$5,862,300
Cap Rate 7%
$4,187,357
Cap Rate 9%
$3,256,833
Alternative Uses
Best Use
Office B
$4.19M
$3.66M – $4.89M
NOI $293,115 @ 7.0% cap · market cap 7.33%
Second Best
Mixed Use
$3.38M
$2.96M – $3.95M
NOI $236,866 @ 7.0% cap · market cap 5.92%
Theoretical Best
Multifamily LT 5
$5.77M
$5.05M – $6.73M
NOI $403,743 @ 7.0% cap · market cap 10.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
4,407
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 - Downtown property combines leased retail, restaurant, and office suites across two structures on one parcel.
Where is this mixed-use property located?
The property is located at 613 4th Street Santa Rosa, CA.
What is the asking price?
The asking price for this property is $3,999,000.
What are key features of this property?
This property features: 20,760‑square‑foot mixed‑use property with two structures on one parcel; Retail and restaurant space leased to Darbar Kitchen; Retail space at 618 5th Street leased to Clone Digital
