Downtown Santa Paula Commercial
For Sale
$489,000
122 N 11th St, Santa Paula, CA 93060
Commercial property in Santa Paula's Downtown District with unique features.
Property Size1,316 SF
Lot Size0.16 Acres
Price / SF$376.15
Days on Market151
Property Features for 122 N 11th St
General Information
Standard status
Active
Size
1,316 SF
Lot size
0.16 Acres
Property subtype
Commercial
Building Details
Building Size
1,316 SF
Year Built
1985
Units
3
Listing Agency:
RE/MAX Gold Coast REALTORS
(805) 443-2911
Listed By:
Rebecca Hill · License #01425877
(805) 443-2911
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 6:22AM
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 RE/MAX Gold Coast REALTORS
Investment Insights
Based on property information with market context.
Located in Santa Paula's designated Downtown District, this commercial property offers over 1,300 square feet of space. The building includes an office, auditorium, stage, employee kitchenette, walk-in closet, and media space, complemented by high ceilings, travertine flooring, French doors, and an upgraded bathroom. A 450-square-foot permitted pillared patio cover provides an outdoor area. The property features a large downtown commercial lot with ADA lighted parking and a gated off-street parking lot with 10 regulation parking spaces. Santa Barbara Street provides alley access to the back of the lot. The property is situated in a changing demographic with 1,500 new homes nearly sold out. The sale includes the building and parking facilities. Neighboring the property is JBM Plumbing, located in an attractive building with secured parking. The property is located approximately 8 miles from the beach. This property is suitable for various business uses in downtown Santa Paula.
Key Highlights
- Prime location in Santa Paula's designated Downtown District, offering high visibility and business potential.
- Substantial 1,300SF building with versatile spaces including an office, auditorium, stage, kitchenette, walk‑in closet, and media space.
- Features a 450SF permitted, modern‑designed covered patio, creating an attractive outdoor space.
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
$23,012
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
4.71%
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%
$460,240
$460.2K
Cap Rate 7%
$328,743
$328.7K
Cap Rate 9%
$255,689
$255.7K
Market Conditions
NOI Build-Up for 1,300 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
$34.3K $26.40/SF
− Vacancy
−$3.6K −$2.80/SF
EGI
$30.7K $23.60/SF
− OpEx
−$7.7K −$5.90/SF
NOI
$23.0K $17.70/SF
Area
Ventura County, CA
Vacancy
10.60%
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%
$460,240
Cap Rate 7%
$328,743
Cap Rate 9%
$255,689
Alternative Uses
Best Use
Office B
$328.7K
$287.7K – $383.5K
NOI $23,012 @ 7.0% cap · market cap 4.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$446.3K
$390.5K – $520.7K
NOI $31,240 @ 7.0% cap · market cap 6.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
995
Businesses Nearby
Explore this area
Business Placement
Demographics for 93060, CA
33,859
Population
10,935
Households
3.1
Avg Household Size
35
Median Age
16%
College-Educated
67%
High-School Grad
92.4 sq mi
ZIP Area
366
Density / Sq Mi
$79,606
Median Household Income
$36,202
Median Earnings
$1,678
Median Rent
$582,900
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 - Commercial property in Santa Paula's Downtown District with unique features.
Where is this office units located?
The property is located at 122 N 11th St Santa Paula, CA.
What is the asking price?
The asking price for this property is $489,000.
What are key features of this property?
This property features: Prime location in Santa Paula's designated Downtown District, offering high visibility and business potential.; Substantial 1,300SF building with versatile spaces including an office, auditorium, stage, kitchenette, walk‑in closet, and media space.; Features a **450SF permitted, modern‑designed covered patio**, creating an attractive outdoor space.
