Infill Single-Tenant
For Sale
$1,200,800
879 2nd St Santa, Santa Rosa, CA 95404
Single-tenant pharmacy occupied since October 2013 with two executed lease extensions and current rent of approximately $1.58/SF/month.
Property Size4,266 SF
Days on Market81
Property Features for 879 2nd St Santa
General Information
Standard status
Active
Size
4,266 SF
Property subtype
Office
Building Details
Building Size
4,266 SF
Year Built
1998
Tenancy
Single
Listing Agency:
CP Partners
Listed By:
John Andreini · License #CalDRE #01440360
(415) 274-2715
Source:
Cppcre
Added: Jun 17
Changed: Sep 2
Last Checked: Sep 5 at 6:46AM
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 CP Partners
Investment Insights
Based on property information with market context.
The subject property is an infill, single-tenant pharmacy asset offered for sale. The tenant has occupied the property since October 2013 and has executed two lease extensions, reflecting long-term commitment to the location. Current rent is approximately $1.58/SF/month.
The property is located near Santa Rosa Memorial Hospital and benefits from surrounding medical, residential, and downtown demand drivers. Omnicare of Santa Rosa is referenced as part of a national pharmacy services platform focused on long-term care facilities, including assisted living communities, skilled nursing facilities, and chronic care institutions.
Santa Rosa is described as the largest city in Sonoma County and a regional hub for healthcare employment, retail, and professional services, with average household incomes exceeding $143,000 within a 5-mile radius.
The property is located near Santa Rosa Memorial Hospital and benefits from surrounding medical, residential, and downtown demand drivers. Omnicare of Santa Rosa is referenced as part of a national pharmacy services platform focused on long-term care facilities, including assisted living communities, skilled nursing facilities, and chronic care institutions.
Santa Rosa is described as the largest city in Sonoma County and a regional hub for healthcare employment, retail, and professional services, with average household incomes exceeding $143,000 within a 5-mile radius.
Key Highlights
- Infill single‑tenant pharmacy asset in Santa Rosa, built in 1998
- Tenant occupied since October 2013 with two executed lease extensions
- Current rent is approximately $1.58/SF per month
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
$54,215
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
4.51%
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%
$1,084,300
$1.1M
Cap Rate 7%
$774,500
$774.5K
Cap Rate 9%
$602,389
$602.4K
Market Conditions
NOI Build-Up for 4,266 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
$77.8K $18.24/SF
− Vacancy
−$5.5K −$1.30/SF
EGI
$72.3K $16.94/SF
− OpEx
−$18.1K −$4.24/SF
NOI
$54.2K $12.71/SF
Area
Santa Rosa, CA
Vacancy
7.10%
Lease Rate
$18.24 /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%
$1,084,300
Cap Rate 7%
$774,500
Cap Rate 9%
$602,389
Alternative Uses
Best Use
Specialty Retail
$774.5K
$677.7K – $903.6K
NOI $54,215 @ 7.0% cap · market cap 4.51%
Second Best
Retail
$663.7K
$580.7K – $774.3K
NOI $46,458 @ 7.0% cap · market cap 3.87%
Theoretical Best
Multifamily LT 5
$1.19M
$1.04M – $1.38M
NOI $82,966 @ 7.0% cap · market cap 6.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
5,042
Businesses Nearby
89k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 47%
Groceries 25%
Dining 17%
Electronics 7%
Barnes & Noble
Shops & Services
24,307 visits/mo
0.3 miles
Grocery Outlet Bargain Market
Groceries
20,905 visits/mo
0.3 miles
ARCO
Shops & Services
8,441 visits/mo
0.1 miles
Verizon
Electronics
6,508 visits/mo
0.1 miles
Starbucks
Dining
5,382 visits/mo
0.3 miles
Demographics for 95404, CA
38,034
Population
16,850
Households
2.3
Avg Household Size
43
Median Age
45%
College-Educated
90%
High-School Grad
75.4 sq mi
ZIP Area
504
Density / Sq Mi
$102,802
Median Household Income
$57,388
Median Earnings
$1,890
Median Rent
$865,900
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?
Drug store - Single-tenant pharmacy occupied since October 2013 with two executed lease extensions and current rent of approximately $1.58/SF/month.
Where is this drug store located?
The property is located at 879 2nd St Santa Santa Rosa, CA.
What is the asking price?
The asking price for this property is $1,200,800.
What are key features of this property?
This property features: Infill single‑tenant pharmacy asset in Santa Rosa, built in 1998; Tenant occupied since October 2013 with two executed lease extensions; Current rent is approximately $1.58/SF per month
