Occupied Mixed-Use
For Sale
$1,200,000
1140 -1148 Grand Avenue, Arroyo Grande, CA 93420
Residential and commercial units combine in a fully occupied property with on-site parking.
Property Size6,000 SF
Price / SF$200
Days on Market139
Property Features for 1140 -1148 Grand Avenue
General Information
Standard status
Active
Size
6,000 SF
Property subtype
General Commercial
Occupancy
100%
Financials
Asking Price
$1,200,000
Cap Rate
8.1%
Additional Details
Highway Access
Yes
Amenities
3
Building Details
Year Built
1959
Tenancy
Multi
Listing Agency:
Trujillo Commercial Real Estate Group
(805) 703-0999
Listed By:
Rodney Trujillo · License #01388764
Source:
Xome
Added: Mar 29
Changed: Aug 14
Last Checked: Aug 14 at 4:00AM
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 Trujillo Commercial Real Estate Group
Investment Insights
Based on property information with market context.
This mixed-use property contains approximately 6,000 square feet of residential and commercial space, with the two components contributing to a diversified occupancy profile. Built in 1959, the property is reported at 100% occupancy and includes on-site parking.
The asset is positioned along Grand Avenue in Arroyo Grande, with visibility from the commercial corridor and access to Highway 101. Nearby businesses include Nova Coffee and Adventist Health. The property carries an 8.10% cap rate and is configured for continued residential and commercial occupancy.
The asset is positioned along Grand Avenue in Arroyo Grande, with visibility from the commercial corridor and access to Highway 101. Nearby businesses include Nova Coffee and Adventist Health. The property carries an 8.10% cap rate and is configured for continued residential and commercial occupancy.
Key Highlights
- Approximately 6,000 square feet of mixed‑use space
- Residential and commercial unit mix
- 100% occupancy
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
$68,400
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
5.70%
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%
$1,368,000
$1.4M
Cap Rate 7%
$977,143
$977.1K
Cap Rate 9%
$760,000
$760.0K
Market Conditions
NOI Build-Up for 6,000 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
$115.2K $19.20/SF
− Vacancy
−$5.8K −$0.96/SF
EGI
$109.4K $18.24/SF
− OpEx
−$41.0K −$6.84/SF
NOI
$68.4K $11.40/SF
Area
San Luis Obispo County, CA
Vacancy
5.00%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
37.50%
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%
$1,368,000
Cap Rate 7%
$977,143
Cap Rate 9%
$760,000
Alternative Uses
Best Use
Apartment 5plus
$1.65M
$1.45M – $1.93M
NOI $115,830 @ 7.0% cap · market cap 9.65%
Second Best
Mixed Use
$977.1K
$855.0K – $1.14M
NOI $68,400 @ 7.0% cap · market cap 5.70%
Theoretical Best
Healthcare Medical
$2.36M
$2.06M – $2.75M
NOI $165,180 @ 7.0% cap · market cap 13.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,297
Businesses Nearby
Explore this area
Business Placement
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Residential and commercial units combine in a fully occupied property with on-site parking.
Where is this mixed-use property located?
The property is located at 1140 -1148 Grand Avenue Arroyo Grande, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Approximately 6,000 square feet of mixed‑use space; Residential and commercial unit mix; 100% occupancy
