Mixed-Use Property with
For Sale
$995,000
860 10th Street, Arcata, CA 95521
Two-level commercial property combines a renewed restaurant lease with an upstairs apartment occupied by a long-term tenant.
Property Size4,776 SF
Price / SF$208.33
Days on Market90
Property Features for 860 10th Street
General Information
Standard status
Active
Size
4,776 SF
Property subtype
Commercial
Occupancy
100%
Building Details
Tenancy
Multi
Listing Agency:
DISIERE & ASSOCIATES, REAL ESTATE SERVICES
(707) 845-1215
Listed By:
LINDA DISIERE · License #00603876
Source:
Corcoran
Added: Jun 3
Changed: Aug 30
Last Checked: Aug 30 at 5:51PM
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 DISIERE & ASSOCIATES, REAL ESTATE SERVICES
Investment Insights
Based on property information with market context.
This 4,776-square-foot mixed-use property includes a restaurant on the lower level and an apartment above. The restaurant tenant has occupied the space for approximately 2 years and recently renewed its lease, while the upstairs apartment has had the same tenant for about 10 years.
Property improvements completed last year include a new roof, perimeter foundation work, and exterior painting. The property is located at 860 10th Street in Arcata, California.
Property improvements completed last year include a new roof, perimeter foundation work, and exterior painting. The property is located at 860 10th Street in Arcata, California.
Key Highlights
- 4,776 square feet of mixed‑use improvements
- Lower‑level restaurant with a renewed lease
- Upstairs apartment occupied by the same tenant for about 10 years
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
$48,357
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
4.86%
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%
$967,140
$967.1K
Cap Rate 7%
$690,814
$690.8K
Cap Rate 9%
$537,300
$537.3K
Market Conditions
NOI Build-Up for 4,776 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
$86.0K $18.00/SF
− Vacancy
−$8.6K −$1.80/SF
EGI
$77.4K $16.20/SF
− OpEx
−$29.0K −$6.07/SF
NOI
$48.4K $10.13/SF
Area
Humboldt County, CA
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$967,140
Cap Rate 7%
$690,814
Cap Rate 9%
$537,300
Alternative Uses
Best Use
Specialty Retail
$1.71M
$1.49M – $1.99M
NOI $119,526 @ 7.0% cap · market cap 12.01%
Second Best
Retail
$1.59M
$1.39M – $1.86M
NOI $111,557 @ 7.0% cap · market cap 11.21%
Theoretical Best
Flex RnD
$1.80M
$1.58M – $2.10M
NOI $126,253 @ 7.0% cap · market cap 12.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,500
Businesses Nearby
74k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 39%
Groceries 38%
Dining 11%
Home Improvements & Furnishings 11%
Safeway
Groceries
28,108 visits/mo
0.4 miles
Shell
Shops & Services
9,166 visits/mo
0.2 miles
Chevron
Shops & Services
8,185 visits/mo
0.4 miles
Hensel's Ace Hardware
Home Improvements & Furnishings
7,787 visits/mo
0.1 miles
Wells Fargo
Shops & Services
6,027 visits/mo
0.2 miles
Demographics for 95521, CA
21,581
Population
9,797
Households
2.2
Avg Household Size
30
Median Age
45%
College-Educated
95%
High-School Grad
60.4 sq mi
ZIP Area
357
Density / Sq Mi
$54,324
Median Household Income
$24,129
Median Earnings
$1,300
Median Rent
$478,600
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level commercial property combines a renewed restaurant lease with an upstairs apartment occupied by a long-term tenant.
Where is this mixed-use property located?
The property is located at 860 10th Street Arcata, CA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: 4,776 square feet of mixed‑use improvements; Lower‑level restaurant with a renewed lease; Upstairs apartment occupied by the same tenant for about 10 years
