Rohnert Park Office Building
For Sale
Contact for pricing
6400 Redwood Dr, Rohnert Park, CA 94928
Three-story office building fully leased in Sonoma County.
Property Size27,274 SF
Lot Size1.80 Acres
Price / SF$241.99
Days on Market192
Property Features for 6400 Redwood Dr
General Information
Standard status
Active
Size
27,274 SF
Lot size
1.80 Acres
Property subtype
Hospitality, Land, Multifamily, Office, Retail
Zoning
C-R
Building Details
Year Built
1990
Listing Agency:
Fisher James Capital
(510) 289-1166
Listed By:
Lindsey Snider · License #CA 01443387
Source:
Crexi
Added: Jan 30
Changed: Aug 8
Last Checked: Aug 8 at 6:39AM
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 Fisher James Capital
Investment Insights
Based on property information with market context.
The property at 6400 Redwood Drive is a three-story office building with approximately 27,274 square feet of space. It is fully leased to the Federated Indians of Graton Rancheria. The building is located at a signalized hard corner on Redwood Drive, offering immediate access to US-101 in Sonoma County's main commercial area. The location provides strong visibility and efficient access. The property is situated on an approximately 1.80-acre parcel with C-R zoning, which allows for potential future redevelopment for hotel, mixed-use, or residential purposes, subject to a Conditional Use Permit. The surrounding area includes established national retailers such as Target, Costco, Starbucks, and In-N-Out. The property is located near Santa Rosa and is within reach of the greater Bay Area. This asset offers a covered land play with underlying land value and stable cash flow.
Key Highlights
- Fully leased office building providing stable cash flow.
- Prime location with immediate access to US‑101 and strong visibility.
- Significant redevelopment potential (hotel, mixed‑use, residential) due to flexible C‑R zoning on a 1.80‑acre parcel.
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
$385,087
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
5.83%
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%
$7,701,740
$7.7M
Cap Rate 7%
$5,501,243
$5.5M
Cap Rate 9%
$4,278,744
$4.3M
Market Conditions
NOI Build-Up for 27,274 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
$605.5K $22.20/SF
− Vacancy
−$92.0K −$3.37/SF
EGI
$513.4K $18.83/SF
− OpEx
−$128.4K −$4.71/SF
NOI
$385.1K $14.12/SF
Area
Sonoma County, 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%
$7,701,740
Cap Rate 7%
$5,501,243
Cap Rate 9%
$4,278,744
Alternative Uses
Best Use
Office B
$5.50M
$4.81M – $6.42M
NOI $385,087 @ 7.0% cap · market cap 5.83%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$7.39M
$6.47M – $8.62M
NOI $517,344 @ 7.0% cap · market cap 7.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
352
Businesses Nearby
Explore this area
Business Placement
Demographics for 94928, CA
47,062
Population
17,449
Households
2.7
Avg Household Size
36
Median Age
30%
College-Educated
90%
High-School Grad
7.7 sq mi
ZIP Area
6,112
Density / Sq Mi
$96,622
Median Household Income
$44,674
Median Earnings
$2,211
Median Rent
$634,700
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 - Three-story office building fully leased in Sonoma County.
Where is this office building located?
The property is located at 6400 Redwood Dr Rohnert Park, CA.
What is the asking price?
The asking price for this property is $6,600,000.
What are key features of this property?
This property features: Fully leased office building providing stable cash flow.; Prime location with immediate access to US‑101 and strong visibility.; Significant redevelopment potential (hotel, mixed‑use, residential) due to flexible C‑R zoning on a 1.80‑acre parcel.
