Turnkey NNN Office
For Sale
$3,400,000
102 Vine, Paso Robles, CA 93446
Purpose-built office property with a 2019 roof and solar panels, offered with an NNN lease structure.
Property Size8,483 SF
Price / SF$400.80
Days on Market37
Property Features for 102 Vine
General Information
Standard status
Active
Size
8,483 SF
Property subtype
Office
Additional Details
Highway Access
Yes
Amenities
3
34 Parking Spaces.
Paved. Paved Road.
Building Details
Year Built
2004
Listing Agency:
(805) 550-4644
Listed By:
Tartaglia Real Estate
Source:
Xome
Added: Jul 6
Changed: Aug 8
Last Checked: Aug 11 at 5:49AM
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 Tartaglia Real Estate
Investment Insights
Based on property information with market context.
Purpose-built in 2004, this turnkey professional office building is offered for sale with an NNN lease structure. The property features a new roof and solar panels installed in 2019, supported by ample on-site parking and two convenient entrances to support tenant and visitor access.
The building is located in Gateway Center at 102 S Vine in Paso Robles, with immediate access to Highway 101 and nearby regional ingress and egress via the first Paso Robles exit from San Luis Obispo.
Offered as a stable, income-producing office investment, the surrounding business environment includes a mix of medical, dental, real estate, and title insurance firms that contribute to the center’s established day-to-day professional activity.
The building is located in Gateway Center at 102 S Vine in Paso Robles, with immediate access to Highway 101 and nearby regional ingress and egress via the first Paso Robles exit from San Luis Obispo.
Offered as a stable, income-producing office investment, the surrounding business environment includes a mix of medical, dental, real estate, and title insurance firms that contribute to the center’s established day-to-day professional activity.
Key Highlights
- Purpose‑built office property built in 2004 and offered with an NNN lease structure.
- New roof plus solar panels installed in 2019.
- 34 on‑site parking spaces with paved parking and paved road access.
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
$157,886
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
4.64%
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%
$3,157,720
$3.2M
Cap Rate 7%
$2,255,514
$2.3M
Cap Rate 9%
$1,754,289
$1.8M
Market Conditions
NOI Build-Up for 8,483 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
$224.0K $26.40/SF
− Vacancy
−$13.4K −$1.58/SF
EGI
$210.5K $24.82/SF
− OpEx
−$52.6K −$6.20/SF
NOI
$157.9K $18.61/SF
Area
San Luis Obispo County, CA
Vacancy
6.00%
Lease Rate
$26.40 /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%
$3,157,720
Cap Rate 7%
$2,255,514
Cap Rate 9%
$1,754,289
Alternative Uses
Best Use
Office B
$2.26M
$1.97M – $2.63M
NOI $157,886 @ 7.0% cap · market cap 4.64%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$3.34M
$2.92M – $3.89M
NOI $233,536 @ 7.0% cap · market cap 6.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
714
Businesses Nearby
Explore this area
Business Placement
Demographics for 93446, CA
45,979
Population
19,786
Households
2.3
Avg Household Size
41
Median Age
30%
College-Educated
91%
High-School Grad
428.3 sq mi
ZIP Area
107
Density / Sq Mi
$94,512
Median Household Income
$43,229
Median Earnings
$1,946
Median Rent
$661,400
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 building - Purpose-built office property with a 2019 roof and solar panels, offered with an NNN lease structure.
Where is this office building located?
The property is located at 102 Vine Paso Robles, CA.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: Purpose‑built office property built in 2004 and offered with an NNN lease structure.; New roof plus solar panels installed in 2019.; 34 on‑site parking spaces with paved parking and paved road access.
