Second-Floor Office
For Sale
$1,400,000
8465 Old Redwood Hwy., Windsor, CA 95492
Eight commercial condominium units occupy an elevator-served upper level with onsite parking and access to Highway 101.
Property Size8,374 SF
Days on Market194
Property Features for 8465 Old Redwood Hwy.
General Information
Standard status
Active
Size
8,374 SF
Elevators
Yes
Property subtype
Free Standing Building
Additional Details
Floor
Second Floor
Highway Access
Yes
Building Details
Building Size
8,374 SF
Year Built
2006
Properties For Sale
at 8465 Old Redwood Hwy. Contact us- Size
- 1,131 SF
- Lease Type
- Modified Gross
Windsor Palms Plaza II, Suite 628
Listing Agency:
W Real Estate
(707) 570-9855
Listed By:
Todd Schapmire · License #01414195
(707) 570-9855
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 3:23PM
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 W Real Estate
Investment Insights
Based on property information with market context.
The second floor of this 2006 commercial plaza contains eight office condominium units totaling approximately 8,374 square feet. The upper-level configuration includes elevator service, contemporary finishes, and abundant natural light, with a large onsite parking lot serving the property.
The property is located at 8465 Old Redwood Hwy. in Windsor, with convenient Highway 101 access and proximity to the Town Green and the Windsor area. The address places the office units within a mixed retail and office plaza setting.
The property is located at 8465 Old Redwood Hwy. in Windsor, with convenient Highway 101 access and proximity to the Town Green and the Windsor area. The address places the office units within a mixed retail and office plaza setting.
Key Highlights
- Approximately 8,374 square feet across 8 commercial condos
- Second‑floor location with elevator service
- Built in 2006
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
$118,234
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
8.45%
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%
$2,364,680
$2.4M
Cap Rate 7%
$1,689,057
$1.7M
Cap Rate 9%
$1,313,711
$1.3M
Market Conditions
NOI Build-Up for 8,374 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
$185.9K $22.20/SF
− Vacancy
−$28.3K −$3.37/SF
EGI
$157.6K $18.83/SF
− OpEx
−$39.4K −$4.71/SF
NOI
$118.2K $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%
$2,364,680
Cap Rate 7%
$1,689,057
Cap Rate 9%
$1,313,711
Alternative Uses
Best Use
Office B
$1.69M
$1.48M – $1.97M
NOI $118,234 @ 7.0% cap · market cap 8.45%
Second Best
Retail
$1.09M
$955.7K – $1.27M
NOI $76,456 @ 7.0% cap · market cap 5.46%
Theoretical Best
Specialty Retail
$2.27M
$1.99M – $2.65M
NOI $158,841 @ 7.0% cap · market cap 11.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
770
Businesses Nearby
Explore this area
Business Placement
Demographics for 95492, CA
27,819
Population
10,013
Households
2.8
Avg Household Size
42
Median Age
35%
College-Educated
89%
High-School Grad
19.8 sq mi
ZIP Area
1,405
Density / Sq Mi
$131,022
Median Household Income
$54,001
Median Earnings
$2,149
Median Rent
$777,700
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?
Office units - Eight commercial condominium units occupy an elevator-served upper level with onsite parking and access to Highway 101.
Where is this office units located?
The property is located at 8465 Old Redwood Hwy. Windsor, CA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Approximately 8,374 square feet across 8 commercial condos; Second‑floor location with elevator service; Built in 2006
