NNN Retail Investment
For Sale
Contact for pricing
1026 E Grand Ave, Arroyo Grande, CA 93420
Fee simple retail property offered on a NNN lease with an expiration of April 30, 2035.
Property Size11,061 SF
Lot Size1.05 Acres
Price / SF$404.12
Days on Market187
Property Features for 1026 E Grand Ave
General Information
Standard status
Active
Size
11,061 SF
Lot size
1.05 Acres
Property subtype
RETAIL
Additional Details
Cap Rate
5.5%
Listing Agency:
Investec Real Estate Companies
(805) 962-8989
Listed By:
Crosby Slaught · License #01939629
(805) 690-1017
Source:
Moodyscre
Added: Mar 2
Changed: Sep 3
Last Checked: Jul 22 at 7:42AM
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 Investec Real Estate Companies
Investment Insights
Based on property information with market context.
This fee simple retail investment property is offered on a NNN lease structure. The building totals 11,061 square feet, with 45,647 square feet of land area included in the offering.
The current lease is scheduled to expire on April 30, 2035, with two (2) renewal options for five-year terms. The property is presented for sale as a long-term leased asset.
Per public remarks, the transaction is listed for $4,470,000 with a stated 5.50% cap rate and current rent of $245,554 per year. The property address is 1026 E Grand Ave, Arroyo Grande, CA 93420.
The current lease is scheduled to expire on April 30, 2035, with two (2) renewal options for five-year terms. The property is presented for sale as a long-term leased asset.
Per public remarks, the transaction is listed for $4,470,000 with a stated 5.50% cap rate and current rent of $245,554 per year. The property address is 1026 E Grand Ave, Arroyo Grande, CA 93420.
Key Highlights
- NNN retail property offered as fee simple ownership
- 11,061 SF total building area on 45,647 SF of land
- Current rent of $245,554 per year
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
$179,693
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
4.02%
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%
$3,593,860
$3.6M
Cap Rate 7%
$2,567,043
$2.6M
Cap Rate 9%
$1,996,589
$2.0M
Market Conditions
NOI Build-Up for 11,061 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
$265.5K $24.00/SF
− Vacancy
−$8.8K −$0.79/SF
EGI
$256.7K $23.21/SF
− OpEx
−$77.0K −$6.96/SF
NOI
$179.7K $16.25/SF
Area
San Luis Obispo County, CA
Vacancy
3.30%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
30.00%
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%
$3,593,860
Cap Rate 7%
$2,567,043
Cap Rate 9%
$1,996,589
Alternative Uses
Best Use
Retail
$2.57M
$2.25M – $2.99M
NOI $179,693 @ 7.0% cap · market cap 4.02%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$4.35M
$3.81M – $5.08M
NOI $304,508 @ 7.0% cap · market cap 6.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,133
Businesses Nearby
133k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 61%
Shops & Services 25%
Groceries 13%
Home Improvements & Furnishings 1%
McDonald's
Dining
24,273 visits/mo
0.5 miles
Starbucks
Dining
18,370 visits/mo
0.4 miles
Aldi
Groceries
17,792 visits/mo
0.4 miles
Jack in the Box
Dining
12,524 visits/mo
0.4 miles
Five Guys
Dining
10,255 visits/mo
0.4 miles
Demographics for 93420, CA
30,540
Population
13,823
Households
2.2
Avg Household Size
49
Median Age
44%
College-Educated
95%
High-School Grad
197.4 sq mi
ZIP Area
155
Density / Sq Mi
$106,718
Median Household Income
$51,990
Median Earnings
$2,025
Median Rent
$872,200
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?
NNN property - Fee simple retail property offered on a NNN lease with an expiration of April 30, 2035.
Where is this nnn property located?
The property is located at 1026 E Grand Ave Arroyo Grande, CA.
What is the asking price?
The asking price for this property is $4,470,000.
What are key features of this property?
This property features: NNN retail property offered as fee simple ownership; 11,061 SF total building area on 45,647 SF of land; Current rent of $245,554 per year
