
Forestville, CA 95436
This Versatile Live/Work Asset is a High-Potential Investment Opportunity listed at $299,000, representing a stable entry point at its $299,000 Fair Market Value. Currently holding a Condition Rating of 5, the property is a gutted, build-to-suit shell that provides significant ROI potential through its C1 Neighborhood Commercial Zoning. The expansive 11,417 sqft lot and forested greenbelt view offer a unique canvas for custom commercial or residential integration. This property is a strategic acquisition for Entrepreneurs or Contractors seeking a high-visibility Sonoma County workspace.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 10991 River Road Subject | $299,000* List Price | 2 | 2 | 1,536 | $195 | - |
A 11320 Westside Avenue Sold | $300,000 List Price | 3 | 2 | 1,500 | 0.4 mi |
* Subject property listed price vs sold prices of comps.
Property is extensive renovation needed.
The property is currently in an unfinished, gutted state described as 'build-to-suit.' Images reveal a shell with no functional kitchen or bathrooms, exposed subflooring, unfinished walls, and surface-mounted electrical. It requires a complete interior rehabilitation to be habitable.
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 11417, living area = 1536.
The Neighborhood Commercial zoning provides a rare live/work opportunity, allowing for a diverse range of uses including retail, professional services, and creative studios in a prime Sonoma County location.
Situated on scenic River Road with dual street access and a bus stop directly across the street, the property offers excellent exposure for businesses and easy transit for clients or employees.
Living area discrepancy between mls listing and other public or private record. mls listing living area = 1536, other record living area = 960.
The interior is marketed as build-to-suit, indicating that the property likely requires significant capital investment and construction to make the living and working spaces functional.
Positioned directly on a main thoroughfare with a bus stop across the street, the property may experience high noise levels and limited privacy, which could detract from the residential experience.
Discover a rare live/work opportunity in the heart of Forestville, ideal for artists, entrepreneurs, and small business owners seeking space, versatility, and a prime Sonoma County location. Positioned along scenic River Road, this property is designed to seamlessly combine residential living with a creative or commercial workspace. Featuring C1 Neighborhood Commercial zoning, it supports a wide range of uses including retail, services, and creative studios. The build-to-suit interior offers the flexibility to customize the space to your exact needswhether an art studio, workshop, office, gallery, or hybrid layoutwhile the generous ~ acre lot provides ample room for expansion, outdoor work areas, or gatherings. Dual street access enhances functionality, circulation, and visibility, complemented by an expansive yard ideal for storage, events, or future improvements, along with abundant on-site parking for clients, employees, or equipment. A bus stop directly across the street adds convenience, and the creative-friendly setting fosters inspiration for makers and innovators alike. Enjoy a prime location just minutes from the Russian River, with easy access to Guerneville, Santa Rosa, and the Sonoma Coast for a balanced work and lifestyle experience. Offering a unique combination of flexibility, accessibility, and zoning that is increasingly hard to find, 10991 River Rd is perfectly suited for artists, fabricators, small business owners, boutique retail or service providers, and wellness or experiential conceptsproviding the ideal canvas to bring your vision to life.
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 2.0 | 2.5 | 50% |
| Baths | 2.0 | 1.5 | 50% |
| Square foot | 1,536 | 1,518 | 50% |
| Lot Size | 11,417 | 8,337.5 | 71% |
| Price | $299.0K | $490.0K | 21% |
| Price per sq ft | $195 | $461 | 21% |
| Built year | 0 | 1958 | 8% |
| HOA | $0 | $0 | 50% |
| Days on market | 16 | 262 | 4% |
Apr 6, 2026
$299,000
Initial Listing