Downtown Woodland Sober Living
For Sale
Contact for pricing
814 Court St, Woodland, CA 95695
Modern 10-bedroom Sober Living Environment in Downtown Woodland.
Property Size5,849 SF
Lot Size0.48 Acres
Price / SF$324.84
Days on Market706
Property Features for 814 Court St
General Information
Standard status
Active
Size
5,849 SF
Class
B
Total Parking Spaces
21
Lot size
0.48 Acres
Property subtype
Mixed Use, Multifamily, Special Purpose
Zoning
DX-1 (Mixed Use) Downtown
Occupancy
100%
Lease Type
Modified Gross
Net Operating Income
$167,000
Building Details
Year Built
2000
Year Renovated
2022
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
Brennan, Jewett, Hackett
(530) 301-0329
Listed By:
John Brennan · License #01107673
Source:
Crexi
Added: Sep 16, 2024
Changed: Aug 8
Last Checked: Aug 8 at 4:20AM
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 Brennan, Jewett, Hackett
Investment Insights
Based on property information with market context.
Located in Downtown Woodland at 814 Court Street, this property features a modern 10-bedroom Sober Living Environment (SLE), converted from a previous professional office space. The property is situated in an Opportunity Zone and includes 21 parking spots on a 0.48-acre lot. The property generates $199,560 in annual rent with 3.5% yearly increases. The current tenant, Friends of the Mission dba Fourth and Hope, operates a Sober Living Environment program. The lease is secured until September 30, 2027, with a possible extension. The building has a property size of 5849 square feet. The property is located approximately 20 miles from Sacramento, the State Capitol, and is in Woodland, the County seat of Yolo County.
Key Highlights
- High annual rental income of $199,560 with 3.5% yearly increases.
- Stable tenant (Friends of the Mission dba Fourth and Hope) with lease secured until September 30, 2027 (with possible extension).
- Located in a designated Opportunity Zone.
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
$79,225
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
4.17%
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%
$1,584,500
$1.6M
Cap Rate 7%
$1,131,786
$1.1M
Cap Rate 9%
$880,278
$880.3K
Market Conditions
NOI Build-Up for 5,849 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
$150.9K $25.80/SF
− Vacancy
−$18.9K −$3.23/SF
EGI
$132.0K $22.58/SF
− OpEx
−$52.8K −$9.03/SF
NOI
$79.2K $13.55/SF
Area
Yolo County, CA
Vacancy
12.50%
Lease Rate
$25.80 /SF/Yr
Expense Ratio
40.00%
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%
$1,584,500
Cap Rate 7%
$1,131,786
Cap Rate 9%
$880,278
Alternative Uses
Best Use
Healthcare Medical
$1.13M
$990.3K – $1.32M
NOI $79,225 @ 7.0% cap · market cap 4.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.58M
$1.38M – $1.84M
NOI $110,476 @ 7.0% cap · market cap 5.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,540
Businesses Nearby
Explore this area
Business Placement
Demographics for 95695, CA
38,956
Population
15,201
Households
2.6
Avg Household Size
39
Median Age
27%
College-Educated
85%
High-School Grad
145.6 sq mi
ZIP Area
268
Density / Sq Mi
$78,875
Median Household Income
$44,812
Median Earnings
$1,456
Median Rent
$493,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Rehabilitation center - Modern 10-bedroom Sober Living Environment in Downtown Woodland.
Where is this rehabilitation center located?
The property is located at 814 Court St Woodland, CA.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: High annual rental income of $199,560 with 3.5% yearly increases.; Stable tenant (Friends of the Mission dba Fourth and Hope) with lease secured until September 30, 2027 (with possible extension).; Located in a designated Opportunity Zone.
