Versatile Cloverdale Commercial
For Sale
$999,999
840 N Cloverdale #A, Cloverdale, CA 95425
Updated property in growing corridor with potential for various uses.
Property Size5,601 SF
Lot Size0.32 Acres
Price / SF$178.54
Days on Market204
Property Features for 840 N Cloverdale #A
General Information
Standard status
Active
Size
5,601 SF
Lot size
0.32 Acres
Property subtype
Commercial
Building Details
Year Built
1921
Listing Agency:
PINNACLE REALTY ADVISORS
5004990
Listed By:
TRAVIS KELLY · License #01975450
Source:
Corcoran
Added: Jan 16
Changed: Aug 8
Last Checked: Jul 16 at 6:49AM
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 PINNACLE REALTY ADVISORS
Investment Insights
Based on property information with market context.
This versatile and updated property presents an investment opportunity in the growing Cloverdale commercial corridor. The site, formerly the historic Ice House, has been modernized with improvements including a newer roof, HVAC system, flooring, and various newer interior and exterior features. The building spans approximately 5,600 square feet. The sizable and fenced 14,000 square foot parcel is mostly flat and usable, with sufficient utility to accommodate many use types. It boasts ample parking (both gated and public), loading areas, outdoor space, and storage. Situated on the northern end of Cloverdale Boulevard with road frontage and traffic visibility, this vacant space is viable for numerous opportunities that capitalize on its location, quality, and positioning within the community. The property is suitable for a wide variety of prospective new tenancy options or owner uses, or even potential residential development.
Key Highlights
- Prime location on Cloverdale Boulevard with high visibility and road frontage.
- Recently updated with newer roof, HVAC, flooring, and interior/exterior features.
- Large +/-14,000 sq ft fenced parcel with ample parking, loading areas, and outdoor space.
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
$79,082
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
7.91%
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%
$1,581,640
$1.6M
Cap Rate 7%
$1,129,743
$1.1M
Cap Rate 9%
$878,689
$878.7K
Market Conditions
NOI Build-Up for 5,601 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
$124.3K $22.20/SF
− Vacancy
−$18.9K −$3.37/SF
EGI
$105.4K $18.83/SF
− OpEx
−$26.4K −$4.71/SF
NOI
$79.1K $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%
$1,581,640
Cap Rate 7%
$1,129,743
Cap Rate 9%
$878,689
Alternative Uses
Best Use
Office B
$1.13M
$988.5K – $1.32M
NOI $79,082 @ 7.0% cap · market cap 7.91%
Second Best
Mixed Use
$1.06M
$924.2K – $1.23M
NOI $73,933 @ 7.0% cap · market cap 7.39%
Theoretical Best
Specialty Retail
$1.52M
$1.33M – $1.77M
NOI $106,242 @ 7.0% cap · market cap 10.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
328
Businesses Nearby
Explore this area
Business Placement
Demographics for 95425, CA
11,252
Population
4,600
Households
2.4
Avg Household Size
44
Median Age
32%
College-Educated
84%
High-School Grad
191.8 sq mi
ZIP Area
59
Density / Sq Mi
$107,281
Median Household Income
$52,487
Median Earnings
$1,307
Median Rent
$647,000
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Updated property in growing corridor with potential for various uses.
Where is this mixed-use property located?
The property is located at 840 N Cloverdale #A Cloverdale, CA.
What is the asking price?
The asking price for this property is $999,999.
What are key features of this property?
This property features: Prime location on Cloverdale Boulevard with high visibility and road frontage.; Recently updated with newer roof, HVAC, flooring, and interior/exterior features.; Large +/-14,000 sq ft fenced parcel with ample parking, loading areas, and outdoor space.
