Bright Office Suite with
For Sale
$450,000
1035 Peach St 302, San Luis Obispo, CA 93401
Third-floor office suite with natural light and city views.
Property Size1,166 SF
Lot Size0.02 Acres
Price / SF$389.61
Days on Market166
Property Features for 1035 Peach St 302
General Information
Standard status
Active
Size
1,166 SF
Lot size
0.02 Acres
Property subtype
Commercial
Building Details
Building Size
1,166 SF
Year Built
1986
Listing Agency:
(805) 801-0821
Listed By:
George Fisher
(805) 801-0821
Source:
Elliman
Added: Mar 10
Changed: Aug 19
Last Checked: Aug 21 at 1:00PM
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 George Fisher
Investment Insights
Based on property information with market context.
Located with easy access to main routes into San Luis Obispo and Highway 101, this third-floor suite offers approximately 1,155 square feet of workspace suitable for a variety of professional uses. The suite is freshly painted and features large windows that provide ample natural light and views of Cerro San Luis. Tenants have access to a shared outdoor common area on the same floor with table seating. The building offers both stair and elevator access from the entry level. This suite includes six designated off-street parking spaces. The location is close to medical services, Sierra Vista Hospital, County and City Government Centers, eateries, and shopping.
Key Highlights
- Convenient location with easy access to Highway 101 and San Luis Obispo.
- Includes six designated off‑street parking spaces.
- Approximately 1,155 sq ft of BRIGHT workspace with ample natural light.
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
$21,497
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
4.78%
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%
$429,940
$429.9K
Cap Rate 7%
$307,100
$307.1K
Cap Rate 9%
$238,856
$238.9K
Market Conditions
NOI Build-Up for 1,155 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
$30.5K $26.40/SF
− Vacancy
−$1.8K −$1.58/SF
EGI
$28.7K $24.82/SF
− OpEx
−$7.2K −$6.20/SF
NOI
$21.5K $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%
$429,940
Cap Rate 7%
$307,100
Cap Rate 9%
$238,856
Alternative Uses
Best Use
Office B
$307.1K
$268.7K – $358.3K
NOI $21,497 @ 7.0% cap · market cap 4.78%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$454.2K
$397.5K – $530.0K
NOI $31,797 @ 7.0% cap · market cap 7.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,828
Businesses Nearby
Explore this area
Business Placement
Demographics for 93401, CA
29,877
Population
14,363
Households
2.1
Avg Household Size
39
Median Age
57%
College-Educated
96%
High-School Grad
64.2 sq mi
ZIP Area
465
Density / Sq Mi
$95,386
Median Household Income
$47,898
Median Earnings
$1,859
Median Rent
$943,500
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 - Third-floor office suite with natural light and city views.
Where is this office units located?
The property is located at 1035 Peach St 302 San Luis Obispo, CA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Convenient location with easy access to Highway 101 and San Luis Obispo.; Includes six designated off‑street parking spaces.; Approximately 1,155 sq ft of BRIGHT workspace with ample natural light.
