Mixed-Use Property with
For Sale
$755,000
78 Main St, Placerville, CA 95667
Updated Victorian-style building includes flexible upper-level space and a separately accessed, occupied warehouse.
Property Size2,400 SF
Price / SF$314.58
Days on Market29
Property Features for 78 Main St
General Information
Standard status
Active
Size
2,400 SF
Additional Details
Gross Income
$16,800
Warehouse Space
2,400 SF
Building Details
Buildings
2
Stories
2
Building Size
2,400 SF
Construction
Victorian
Listing Agency:
eXp Realty of Northern California, Inc.
(916) 798-9548
Listed By:
Olga Zagorenko
(916) 798-9548
Source:
Exprealty
Added: Jul 25
Changed: Aug 20
Last Checked: Aug 21 at 11:14AM
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 eXp Realty of Northern California, Inc.
Investment Insights
Based on property information with market context.
This 2,558-square-foot Victorian-style mixed-use property combines a remodeled main level with adaptable upper-floor space. The lower level features updated finishes and a layout suited to professional offices, boutique retail, residential use, or a live-work arrangement. Original architectural character remains part of the building’s presentation.
The upper level has two separate entrances, including one from street level and another from the upper parking area. It is not fully remodeled, allowing the next owner to configure the space for offices, residential use, or additional units. A separate 30' x 80' warehouse totaling 2,400 square feet sits behind the main building and includes its own driveway and parking area. The warehouse is currently occupied by a tenant and provides an additional income component. The property is located at 78 Main St in Placerville, California.
The upper level has two separate entrances, including one from street level and another from the upper parking area. It is not fully remodeled, allowing the next owner to configure the space for offices, residential use, or additional units. A separate 30' x 80' warehouse totaling 2,400 square feet sits behind the main building and includes its own driveway and parking area. The warehouse is currently occupied by a tenant and provides an additional income component. The property is located at 78 Main St in Placerville, California.
Key Highlights
- 2,558‑square‑foot Victorian‑style mixed‑use property at 78 Main St, Placerville, CA
- Remodeled main level with updated finishes and preserved architectural character
- Upper level offers two separate entrances and space for future customization
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
$39,442
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
5.22%
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%
$788,840
$788.8K
Cap Rate 7%
$563,457
$563.5K
Cap Rate 9%
$438,244
$438.2K
Market Conditions
NOI Build-Up for 2,400 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
$63.4K $26.40/SF
− Vacancy
−$10.8K −$4.49/SF
EGI
$52.6K $21.91/SF
− OpEx
−$13.1K −$5.48/SF
NOI
$39.4K $16.43/SF
Area
El Dorado County, CA
Vacancy
17.00%
Lease Rate
$26.40 /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%
$788,840
Cap Rate 7%
$563,457
Cap Rate 9%
$438,244
Alternative Uses
Best Use
Office B
$563.5K
$493.0K – $657.4K
NOI $39,442 @ 7.0% cap · market cap 5.22%
Second Best
Warehouse
$368.3K
$322.3K – $429.7K
NOI $25,781 @ 7.0% cap · market cap 3.41%
Theoretical Best
Specialty Retail
$858.0K
$750.8K – $1.00M
NOI $60,063 @ 7.0% cap · market cap 7.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
967
Businesses Nearby
Explore this area
Business Placement
Demographics for 95667, CA
37,283
Population
15,647
Households
2.4
Avg Household Size
50
Median Age
29%
College-Educated
93%
High-School Grad
169.1 sq mi
ZIP Area
220
Density / Sq Mi
$90,499
Median Household Income
$44,405
Median Earnings
$1,408
Median Rent
$527,900
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 - Updated Victorian-style building includes flexible upper-level space and a separately accessed, occupied warehouse.
Where is this mixed-use property located?
The property is located at 78 Main St Placerville, CA.
What is the asking price?
The asking price for this property is $755,000.
What are key features of this property?
This property features: 2,558‑square‑foot Victorian‑style mixed‑use property at 78 Main St, Placerville, CA; Remodeled main level with updated finishes and preserved architectural character; Upper level offers two separate entrances and space for future customization
