Village Storefront
For Sale
$769,000
Pending
105 Bridge, Arroyo Grande, CA 93420
Storefront commercial property offered for sale with potential for development in the Village.
Property Size1,600 SF
Days on Market57
Property Features for 105 Bridge
General Information
Standard status
Pending
Size
1,600 SF
Total Parking Spaces
5
Zoning
VMU
Building Details
Building Size
1,600 SF
Year Built
1935
Buildings
1
Stories
1
Listing Agency:
(805) 473-0554
Listed By:
Jens Wagner
(805) 473-0554
Source:
Evrealestate
Added: Jul 7
Changed: Aug 28
Last Checked: Aug 31 at 1:48PM
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 Jens Wagner
Investment Insights
Based on property information with market context.
This for-sale storefront commercial property offers an ownership opportunity in the heart of the Village, with potential to develop the site. The property is listed as a retail-focused storefront asset and may be of interest to buyers looking for redevelopment options.
The property is located at 105 Brg in Arroyo Grande, CA 93420. WalkScore is reported at 74 (Very Walkable) and BikeScore at 39 (Somewhat Bikeable), which may support a location that can serve customers on foot and by bike.
Because the available information centers on the storefront nature of the asset and the stated development potential, prospective buyers are encouraged to confirm the specific condition, existing improvements, and development feasibility during due diligence.
The property is located at 105 Brg in Arroyo Grande, CA 93420. WalkScore is reported at 74 (Very Walkable) and BikeScore at 39 (Somewhat Bikeable), which may support a location that can serve customers on foot and by bike.
Because the available information centers on the storefront nature of the asset and the stated development potential, prospective buyers are encouraged to confirm the specific condition, existing improvements, and development feasibility during due diligence.
Key Highlights
- Storefront commercial property in the Village with potential for development
- Built in 1935
- Walk Score: 74 (Very Walkable)
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
$25,993
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
3.38%
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%
$519,860
$519.9K
Cap Rate 7%
$371,329
$371.3K
Cap Rate 9%
$288,811
$288.8K
Market Conditions
NOI Build-Up for 1,600 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
$38.4K $24.00/SF
− Vacancy
−$1.3K −$0.79/SF
EGI
$37.1K $23.21/SF
− OpEx
−$11.1K −$6.96/SF
NOI
$26.0K $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%
$519,860
Cap Rate 7%
$371,329
Cap Rate 9%
$288,811
Alternative Uses
Best Use
Retail
$371.3K
$324.9K – $433.2K
NOI $25,993 @ 7.0% cap · market cap 3.38%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$629.3K
$550.6K – $734.1K
NOI $44,048 @ 7.0% cap · market cap 5.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
785
Businesses Nearby
113k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 58%
Dining 28%
Home Improvements & Furnishings 12%
Hotels & Casinos 2%
McDonald's
Dining
24,273 visits/mo
0.5 miles
Sinclair
Shops & Services
17,323 visits/mo
0.3 miles
Miner's Ace Hardware
Home Improvements & Furnishings
13,431 visits/mo
0.2 miles
Chevron
Shops & Services
12,633 visits/mo
0.2 miles
Mobil
Shops & Services
9,586 visits/mo
0.5 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Storefront commercial property offered for sale with potential for development in the Village.
Where is this storefront property located?
The property is located at 105 Bridge Arroyo Grande, CA.
What is the asking price?
The asking price for this property is $769,000.
What are key features of this property?
This property features: Storefront commercial property in the Village with potential for development; Built in 1935; Walk Score: 74 (Very Walkable)
