Leased Retail Spaces For
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1400-1488 E Grand Ave, Arroyo Grande, CA
100% leased retail spaces available in Arroyo Grande, CA.
Property Size26,750 SF
Lot Size9.26 Acres
Price / SF$198.88
Days on Market506
Property Features for 1400-1488 E Grand Ave
General Information
Standard status
Active
Size
26,750 SF
Lot size
9.26 Acres
Property subtype
RETAIL
Listing Agency:
Allure Capital Management
Listed By:
Connor Martin · License #02152889
(949) 889-2019
Source:
Moodyscre
Added: Apr 25, 2025
Changed: Aug 14
Last Checked: Sep 11 at 11:08AM
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 Allure Capital Management
Investment Insights
Based on property information with market context.
Retail spaces are available for purchase in Arroyo Grande, California. The property features 100% leased retail spaces with 12 NNN (Triple Net Lease) and 1 MG (Modified Gross Lease). The property size is 26,750 square feet.
Key Highlights
- 100% Leased: Immediate income generation.
- Retail Spaces: Property designed and suited for retail businesses.
- NNN Leases: Primarily NNN leases, potentially reducing landlord responsibilities.
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
$434,570
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
8.17%
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%
$8,691,400
$8.7M
Cap Rate 7%
$6,208,143
$6.2M
Cap Rate 9%
$4,828,556
$4.8M
Market Conditions
NOI Build-Up for 26,750 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
$642.0K $24.00/SF
− Vacancy
−$21.2K −$0.79/SF
EGI
$620.8K $23.21/SF
− OpEx
−$186.2K −$6.96/SF
NOI
$434.6K $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%
$8,691,400
Cap Rate 7%
$6,208,143
Cap Rate 9%
$4,828,556
Alternative Uses
Best Use
Retail
$6.21M
$5.43M – $7.24M
NOI $434,570 @ 7.0% cap · market cap 8.17%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$10.52M
$9.21M – $12.27M
NOI $736,425 @ 7.0% cap · market cap 13.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,206
Businesses Nearby
225k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 36%
Dining 30%
Shops & Services 22%
Home Improvements & Furnishings 7%
VONS
Groceries
57,087 visits/mo
0.2 miles
Smart & Final
Groceries
23,580 visits/mo
0.5 miles
McDonald's
Dining
16,819 visits/mo
0.1 miles
Chevron
Shops & Services
14,584 visits/mo
0.1 miles
Miner's Ace Hardware
Home Improvements & Furnishings
14,205 visits/mo
0.2 miles
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Shopping center - 100% leased retail spaces available in Arroyo Grande, CA.
Where is this shopping center located?
The property is located at 1400-1488 E Grand Ave Arroyo Grande, CA.
What is the asking price?
The asking price for this property is $5,320,000.
What are key features of this property?
This property features: 100% Leased: Immediate income generation.; Retail Spaces: Property designed and suited for retail businesses.; NNN Leases: Primarily NNN leases, potentially reducing landlord responsibilities.
