Building Details

Floors in Building 2

Flooring type Carpet, Vinyl, Hardwood

Building materials Asbestos, Wood Siding

Roof type Shingle

Listing Agency: Ming Tree, Inc. l***@mingtree.com Show Phone

Listed By: Sharon Lutz · License #02179466 Show Phone

Added: Jul 7 Changed: Aug 4 Last Checked: Aug 31 at 10:06AM

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MLS# 272787

Copyright © 2026 Humboldt Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

Investment Insights

Based on property information with market context.

This well-built farmhouse, originally built in 1854, offers a restoration or renovation opportunity. The property includes a spacious 3-car garage with attached storage, providing room for tools, equipment, or recreational gear. Behind the garage is a 640-square-foot barn that can support additional storage or flexible uses.

Set on 1.12 acres in Hydesville, the property offers ample space for vehicles and outdoor equipment, including room noted for trailers, boats, and RV parking.

With the farmhouse, garage, attached storage, and barn under one ownership, the layout supports both residential and practical agricultural-style storage needs, depending on how the improvements are planned.

Key Highlights

• 1854 farmhouse in Hydesville
• 3‑car garage with attached storage
• 640‑square‑foot barn behind the garage

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

$27,507

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

7.26%

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%

$550,140 $550.1K

Cap Rate 7%

$392,957 $393.0K

Cap Rate 9%

$305,633 $305.6K

Market Conditions

NOI Build-Up for 2,310 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

$53.8K $23.28/SF

− Vacancy

−$3.8K −$1.63/SF

EGI

$50.0K $21.65/SF

− OpEx

−$22.5K −$9.74/SF

NOI

$27.5K $11.91/SF

Area

Humboldt County, CA

Vacancy

7.00%

Lease Rate

$23.28 /SF/Yr

Expense Ratio

45.00%

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%

$550,140

Cap Rate 7%

$392,957

Cap Rate 9%

$305,633

Alternative Uses

Best Use

Apartment 5plus

$393.0K

$343.8K – $458.5K (±1% cap)

NOI $27,507 @ 7.0% cap · market cap 7.26%

Second Best

—

—

no second resolved use

Theoretical Best

Flex RnD

$872.4K

$763.3K – $1.02M (±1% cap)

NOI $61,065 @ 7.0% cap · market cap 16.11%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Single family properties

Suggested Use

Top Pick Electrical Service Auto Parts Store Hair Salon Computer & Electronic Repair Grocery & Convenience Store Daycare Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

31

Businesses Nearby

Explore this area Business Placement

Demographics for 95547, CA

1,270

Population

516

Households

2.5

Avg Household Size

44

Median Age

22%

College-Educated

97%

High-School Grad

10.4 sq mi

ZIP Area

122

Density / Sq Mi

$85,179

Median Household Income

$47,083

Median Earnings

$850

Median Rent

$489,100

Median Home Value

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Single family property - Well-built farmhouse includes a 3-car garage with storage and a 640-square-foot barn for flexible use.

Where is this single family property located?

The property is located at 6711 Rohnerville Road Hydesville, CA.

What is the asking price?

The asking price for this property is $379,000.

What are key features of this property?

This property features: 1854 farmhouse in Hydesville; 3‑car garage with attached storage; 640‑square‑foot barn behind the garage