Spanish-Style Restaurant
For Sale
$2,400,000
Pending
125 S 10th St, Santa Paula, CA 93060
Single-story property includes a full catering kitchen, outdoor patio, and space for entertainment events.
Property Size6,022 SF
Days on Market129
Property Features for 125 S 10th St
General Information
Standard status
Pending
Size
6,022 SF
Property subtype
Commercial
Building Details
Building Size
6,022 SF
Year Built
2010
Listing Agency:
Century 21 Masters
(805) 256-5088
Listed By:
Cynthia Aguilar · License #01839891
(805) 256-5088
Source:
Elliman
Added: Apr 24
Changed: Aug 29
Last Checked: Aug 29 at 2:13PM
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 Century 21 Masters
Investment Insights
Based on property information with market context.
This 6,022-square-foot, single-story restaurant building presents Spanish-style architecture with distinctive interior and exterior decor. The property includes indoor dining, an outdoor patio that can also serve as an event area, a full catering kitchen, and an entertainment venue. It was built in 2010 and occupies a 25,264-square-foot lot. City records identify the zoning as C-G, or Commercial General.
The property is located at 125 S 10th St in Santa Paula, with downtown restaurants, local shops, and entertainment destinations within walking distance. Nearby cultural attractions include the California Oil Museum, Santa Paula Art Museum, and Agricultural Museum. The site also offers access to the 150 highway and 126 freeway.
The property is located at 125 S 10th St in Santa Paula, with downtown restaurants, local shops, and entertainment destinations within walking distance. Nearby cultural attractions include the California Oil Museum, Santa Paula Art Museum, and Agricultural Museum. The site also offers access to the 150 highway and 126 freeway.
Key Highlights
- 6,022 sq ft single‑story Spanish‑style restaurant building
- 25,264 sq ft lot per assessor's records
- C‑G zoning, identified as Commercial General per city records
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
$77,476
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
3.23%
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%
$1,549,520
$1.5M
Cap Rate 7%
$1,106,800
$1.1M
Cap Rate 9%
$860,844
$860.8K
Market Conditions
NOI Build-Up for 6,022 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
$108.4K $18.00/SF
− Vacancy
−$5.1K −$0.85/SF
EGI
$103.3K $17.15/SF
− OpEx
−$25.8K −$4.29/SF
NOI
$77.5K $12.87/SF
Area
Ventura County, CA
Vacancy
4.70%
Lease Rate
$18.00 /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%
$1,549,520
Cap Rate 7%
$1,106,800
Cap Rate 9%
$860,844
Alternative Uses
Best Use
Specialty Retail
$1.11M
$968.5K – $1.29M
NOI $77,476 @ 7.0% cap · market cap 3.23%
Second Best
Industrial
$876.9K
$767.3K – $1.02M
NOI $61,382 @ 7.0% cap · market cap 2.56%
Theoretical Best
Office A
$2.07M
$1.81M – $2.41M
NOI $144,713 @ 7.0% cap · market cap 6.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,117
Businesses Nearby
36k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 61%
Dining 29%
Apparel 7%
Electronics 2%
Bank of America
Shops & Services
7,942 visits/mo
0.3 miles
Fosters Freeze
Dining
7,421 visits/mo
0.3 miles
Sinclair
Shops & Services
6,330 visits/mo
0.2 miles
Chevron
Shops & Services
5,000 visits/mo
0.3 miles
Domino's Pizza
Dining
3,056 visits/mo
0.4 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Single-story property includes a full catering kitchen, outdoor patio, and space for entertainment events.
Where is this conventional restaurant located?
The property is located at 125 S 10th St Santa Paula, CA.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: 6,022 sq ft single‑story Spanish‑style restaurant building; 25,264 sq ft lot per assessor's records; C‑G zoning, identified as Commercial General per city records
