Triplex with Mixed Unit
For Sale
$825,000
109 W Orange St, Santa Maria, CA 93458
Separate residences provide varied bedroom configurations, including a studio, within central Santa Maria.
Property Size2,284 SF
Price / SF$361.21
Days on Market15
Property Features for 109 W Orange St
General Information
Standard status
Active
Size
2,284 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR, 1 x 2BR, 1 x studio
Multifamily Units
3
Building Details
Year Built
1903
Listing Agency:
Res Com Services
(805) 431-1166
Listed By:
Kevin Zepeda · License #01371903
Source:
Santaynezvalleyhomesforsale
Added: Aug 15
Changed: Aug 28
Last Checked: Aug 29 at 10:27AM
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 Res Com Services
Investment Insights
Based on property information with market context.
This triplex contains three separate residential units with a varied configuration: one three-bedroom residence, one two-bedroom residence, and one studio. The layout provides distinct living spaces within a single multifamily property and supports a range of occupancy needs.
The property is located at 109 W Orange in Santa Maria, near schools, shopping, and downtown amenities. Zoning is identified as Public Rec.
The property is located at 109 W Orange in Santa Maria, near schools, shopping, and downtown amenities. Zoning is identified as Public Rec.
Key Highlights
- Three‑unit triplex with separate residences
- Unit mix includes 3bd, 2bd, and studio residences
- Located at 109 W Orange, Santa Maria, CA 93458
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
$38,187
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
4.63%
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%
$763,740
$763.7K
Cap Rate 7%
$545,529
$545.5K
Cap Rate 9%
$424,300
$424.3K
Market Conditions
NOI Build-Up for 2,284 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
$57.6K $25.20/SF
− Vacancy
−$3.0K −$1.32/SF
EGI
$54.6K $23.88/SF
− OpEx
−$16.4K −$7.17/SF
NOI
$38.2K $16.72/SF
Area
Santa Maria, CA
Vacancy
5.22%
Lease Rate
$25.20 /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%
$763,740
Cap Rate 7%
$545,529
Cap Rate 9%
$424,300
Alternative Uses
Best Use
Multifamily LT 5
$545.5K
$477.3K – $636.5K
NOI $38,187 @ 7.0% cap · market cap 4.63%
Second Best
Apartment 5plus
$474.2K
$414.9K – $553.2K
NOI $33,192 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$771.8K
$675.3K – $900.5K
NOI $54,027 @ 7.0% cap · market cap 6.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,924
Businesses Nearby
Explore this area
Business Placement
Demographics for 93458, CA
59,927
Population
14,433
Households
4.2
Avg Household Size
28
Median Age
9%
College-Educated
50%
High-School Grad
28.4 sq mi
ZIP Area
2,110
Density / Sq Mi
$73,518
Median Household Income
$30,278
Median Earnings
$1,825
Median Rent
$460,300
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Separate residences provide varied bedroom configurations, including a studio, within central Santa Maria.
Where is this triplex located?
The property is located at 109 W Orange St Santa Maria, CA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Three‑unit triplex with separate residences; Unit mix includes 3bd, 2bd, and studio residences; Located at 109 W Orange, Santa Maria, CA 93458
