Best Western Plus
For Sale
Contact for pricing
701 Redwood Dr, Garberville, CA 95542
Lodging property with C-2-D zoning and a 1984 construction date.
Property Size47,131 SF
Price / SF$201.57
Days on Market182
Property Features for 701 Redwood Dr
General Information
Standard status
Active
Size
47,131 SF
Property subtype
Hospitality
Zoning
C-2-D
Building Details
Year Built
1984
Year Renovated
2016
Listing Agency:
Hershler Hospitality
Listed By:
Jared Hershler · License #020019478
Source:
Crexi
Added: Mar 2
Changed: Aug 30
Last Checked: Aug 30 at 7:56PM
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 Hershler Hospitality
Investment Insights
Based on property information with market context.
Best Western Plus Humboldt House Inn is a hotel property offering 76 guest keys within 47,131 square feet. The building was constructed in 1984 and is identified under C-2-D zoning.
The property is located at 701 Redwood Dr in Garberville, California. Its hospitality use, established physical improvements, and branded hotel identity provide a clear basis for evaluating the asset as a lodging property.
The property is located at 701 Redwood Dr in Garberville, California. Its hospitality use, established physical improvements, and branded hotel identity provide a clear basis for evaluating the asset as a lodging property.
Key Highlights
- 76‑key hotel property
- 47,131 square feet of property improvements
- Best Western Plus Humboldt House Inn branding
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
$285,437
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
3.00%
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%
$5,708,740
$5.7M
Cap Rate 7%
$4,077,671
$4.1M
Cap Rate 9%
$3,171,522
$3.2M
Market Conditions
NOI Build-Up for 47,131 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
$707.0K $15.00/SF
− Vacancy
−$106.0K −$2.25/SF
EGI
$600.9K $12.75/SF
− OpEx
−$315.5K −$6.69/SF
NOI
$285.4K $6.06/SF
Area
Humboldt County, CA
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$5,708,740
Cap Rate 7%
$4,077,671
Cap Rate 9%
$3,171,522
Alternative Uses
Best Use
Hotel Hospitality
$4.08M
$3.57M – $4.76M
NOI $285,437 @ 7.0% cap · market cap 3.00%
Second Best
—
—
no second resolved use
Theoretical Best
Flex RnD
$17.80M
$15.57M – $20.77M
NOI $1,245,907 @ 7.0% cap · market cap 13.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
312
Businesses Nearby
Explore this area
Business Placement
Demographics for 95542, CA
2,519
Population
1,429
Households
1.8
Avg Household Size
46
Median Age
21%
College-Educated
84%
High-School Grad
219.5 sq mi
ZIP Area
11
Density / Sq Mi
$45,049
Median Household Income
$31,250
Median Earnings
$1,442
Median Rent
$413,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Lodging property with C-2-D zoning and a 1984 construction date.
Where is this hotel located?
The property is located at 701 Redwood Dr Garberville, CA.
What is the asking price?
The asking price for this property is $9,500,000.
What are key features of this property?
This property features: 76‑key hotel property; 47,131 square feet of property improvements; Best Western Plus Humboldt House Inn branding
