Three-Unit Office
For Sale
$455,000
110-5290 Overpass Road, Santa Barbara, CA 93111
Second-floor elevator access serves three separately entered office units in a multi-tenant setting.
Property Size1,114 SF
Price / SF$408.44
Days on Market22
Property Features for 110-5290 Overpass Road
General Information
Standard status
Active
Size
1,114 SF
Elevators
Yes
Occupancy
100%
Additional Details
Floor
Second Floor
Highway Access
Yes
Office Units
3
Building Details
Construction
garden-style
Tenancy
Multi
Owner Occupied
No
Listing Agency:
Hayes Commercial Group
(303) 917-5626
Listed By:
Daniel Ferrick
(303) 917-5626
Source:
Exprealty
Added: Jul 20
Changed: Aug 10
Last Checked: Aug 10 at 4:54AM
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 Hayes Commercial Group
Investment Insights
Based on property information with market context.
This office condominium at Creekside Plaza occupies the second floor of a garden-style complex and contains three office units with separate entrances. Elevator service provides access to the space, which measures 1,114 SF. The property is currently 100% leased to multiple tenants, with two units expected to become available shortly after escrow.
The property is located at 110-5290 Overpass Road in Santa Barbara. Nearby access points and destinations include Hwy 101, Magnolia Shopping Center, downtown Santa Barbara, and Santa Barbara Airport. Walking and biking trails are also located nearby.
The property is located at 110-5290 Overpass Road in Santa Barbara. Nearby access points and destinations include Hwy 101, Magnolia Shopping Center, downtown Santa Barbara, and Santa Barbara Airport. Walking and biking trails are also located nearby.
Key Highlights
- Three office units with separate entrances
- 1,114 SF second‑floor office condominium
- Elevator‑served 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
$19,874
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
4.37%
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%
$397,480
$397.5K
Cap Rate 7%
$283,914
$283.9K
Cap Rate 9%
$220,822
$220.8K
Market Conditions
NOI Build-Up for 1,114 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
$29.4K $26.40/SF
− Vacancy
−$2.9K −$2.61/SF
EGI
$26.5K $23.79/SF
− OpEx
−$6.6K −$5.95/SF
NOI
$19.9K $17.84/SF
Area
Santa Barbara County, CA
Vacancy
9.90%
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%
$397,480
Cap Rate 7%
$283,914
Cap Rate 9%
$220,822
Alternative Uses
Best Use
Office B
$283.9K
$248.4K – $331.2K
NOI $19,874 @ 7.0% cap · market cap 4.37%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$349.6K
$305.9K – $407.9K
NOI $24,475 @ 7.0% cap · market cap 5.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Office units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,182
Businesses Nearby
Explore this area
Business Placement
Demographics for 93111, CA
18,468
Population
6,724
Households
2.7
Avg Household Size
46
Median Age
56%
College-Educated
96%
High-School Grad
8.1 sq mi
ZIP Area
2,280
Density / Sq Mi
$139,876
Median Household Income
$54,877
Median Earnings
$2,838
Median Rent
$1,171,400
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 units - Second-floor elevator access serves three separately entered office units in a multi-tenant setting.
Where is this office units located?
The property is located at 110-5290 Overpass Road Santa Barbara, CA.
What is the asking price?
The asking price for this property is $455,000.
What are key features of this property?
This property features: Three office units with separate entrances; 1,114 SF second‑floor office condominium; Elevator‑served access
