Office Condominium with Private
For Sale
$324,900
C-455 March Ave, Healdsburg, CA 95448
Three enclosed workrooms, reception, waiting area, and half bath create a practical client-facing configuration.
Property Size780 SF
Price / SF$416.54
Days on Market92
Property Features for C-455 March Ave
General Information
Standard status
Active
Size
780 SF
Additional Details
Office Units
1
Listing Agency:
The Agency
(707) 756-8052
Listed By:
Robert Besancon
Source:
Exprealty
Added: Jun 1
Changed: Aug 30
Last Checked: Aug 30 at 7:54PM
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 The Agency
Investment Insights
Based on property information with market context.
This 780-square-foot office condominium provides a compact commercial setting with three private offices, a reception area, a separate waiting room, and a half bath. Improvements include new flooring, updated carpeting in the front office, and an HVAC system installed in 2022.
The property is located at C-455 March Ave in Healdsburg, near the downtown plaza, within an established 19-unit professional complex. On-site parking and convenient accessibility support daily operations for an owner-user or professional business. The office layout combines enclosed work areas with dedicated client-facing space in a well-maintained commercial condominium.
The property is located at C-455 March Ave in Healdsburg, near the downtown plaza, within an established 19-unit professional complex. On-site parking and convenient accessibility support daily operations for an owner-user or professional business. The office layout combines enclosed work areas with dedicated client-facing space in a well-maintained commercial condominium.
Key Highlights
- 780‑square‑foot office condominium at C‑455 March Ave
- Three private offices plus reception and separate waiting room
- Half bath included in the interior layout
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
$11,013
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
3.39%
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%
$220,260
$220.3K
Cap Rate 7%
$157,329
$157.3K
Cap Rate 9%
$122,367
$122.4K
Market Conditions
NOI Build-Up for 780 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
$17.3K $22.20/SF
− Vacancy
−$2.6K −$3.37/SF
EGI
$14.7K $18.83/SF
− OpEx
−$3.7K −$4.71/SF
NOI
$11.0K $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%
$220,260
Cap Rate 7%
$157,329
Cap Rate 9%
$122,367
Alternative Uses
Best Use
Office B
$157.3K
$137.7K – $183.6K
NOI $11,013 @ 7.0% cap · market cap 3.39%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$211.4K
$184.9K – $246.6K
NOI $14,795 @ 7.0% cap · market cap 4.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
633
Businesses Nearby
Explore this area
Business Placement
Demographics for 95448, CA
16,245
Population
7,783
Households
2.1
Avg Household Size
48
Median Age
45%
College-Educated
88%
High-School Grad
184.8 sq mi
ZIP Area
88
Density / Sq Mi
$103,048
Median Household Income
$46,932
Median Earnings
$2,129
Median Rent
$1,030,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Three enclosed workrooms, reception, waiting area, and half bath create a practical client-facing configuration.
Where is this office units located?
The property is located at C-455 March Ave Healdsburg, CA.
What is the asking price?
The asking price for this property is $324,900.
What are key features of this property?
This property features: 780‑square‑foot office condominium at C‑455 March Ave; Three private offices plus reception and separate waiting room; Half bath included in the interior layout
