Live-Work and Office
For Sale
$229,000
5897 Pony Express Trail, Pollock Pines, CA 95726
Fully renovated live-work and office property with stucco/tile exterior, monument signage, and a two-unit configuration.
Property Size1,344 SF
Price / SF$170.39
Days on Market470
Property Features for 5897 Pony Express Trail
General Information
Standard status
Active
Size
1,344 SF
Property subtype
Mixed Use
Amenities
3
CPO
Public.
Building Details
Year Built
1988
Listing Agency:
Keller Williams Realty
4595548
Listed By:
Oleg Minzu · License #01913034
4595548
Source:
Xome
Added: Apr 26, 2025
Changed: Aug 8
Last Checked: Aug 8 at 4:31AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
Originally built in 1988, this fully renovated property features a stucco exterior and a tile roof. It is zoned CPO (Professional Office) and is currently configured as two primary units, supporting flexible customization and expansion. The layout is suited for an owner-user who can live in one unit and work from the other, or for an investor planning to rent one or both units.
The property is located on Pony Express Trail with monument signage. It offers ample parking and multiple access points, and it is positioned near Hwy-50 for visibility and regional access.
With move-in-ready interior and exterior updates, this building provides a practical live-work and professional office setup within its current zoning framework.
The property is located on Pony Express Trail with monument signage. It offers ample parking and multiple access points, and it is positioned near Hwy-50 for visibility and regional access.
With move-in-ready interior and exterior updates, this building provides a practical live-work and professional office setup within its current zoning framework.
Key Highlights
- Built in 1988 with stucco exterior and tile roof
- Zoned CPO (Professional Office) with potential conversion to mixed‑use or multi‑residential
- Fully renovated, move‑in ready inside and out
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
$13,910
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
6.07%
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%
$278,200
$278.2K
Cap Rate 7%
$198,714
$198.7K
Cap Rate 9%
$154,556
$154.6K
Market Conditions
NOI Build-Up for 1,344 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
$24.2K $18.00/SF
− Vacancy
−$1.9K −$1.44/SF
EGI
$22.3K $16.56/SF
− OpEx
−$8.3K −$6.21/SF
NOI
$13.9K $10.35/SF
Area
El Dorado County, CA
Vacancy
8.00%
Lease Rate
$18.00 /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%
$278,200
Cap Rate 7%
$198,714
Cap Rate 9%
$154,556
Alternative Uses
Best Use
Office B
$315.5K
$276.1K – $368.1K
NOI $22,087 @ 7.0% cap · market cap 9.64%
Second Best
Mixed Use
$198.7K
$173.9K – $231.8K
NOI $13,910 @ 7.0% cap · market cap 6.07%
Theoretical Best
Specialty Retail
$480.5K
$420.4K – $560.6K
NOI $33,635 @ 7.0% cap · market cap 14.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
188
Businesses Nearby
Explore this area
Business Placement
Demographics for 95726, CA
8,985
Population
4,586
Households
2
Avg Household Size
49
Median Age
23%
College-Educated
92%
High-School Grad
143.0 sq mi
ZIP Area
63
Density / Sq Mi
$95,125
Median Household Income
$62,371
Median Earnings
$1,099
Median Rent
$401,200
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Fully renovated live-work and office property with stucco/tile exterior, monument signage, and a two-unit configuration.
Where is this live-work space located?
The property is located at 5897 Pony Express Trail Pollock Pines, CA.
What is the asking price?
The asking price for this property is $229,000.
What are key features of this property?
This property features: Built in 1988 with stucco exterior and tile roof; Zoned CPO (Professional Office) with potential conversion to mixed‑use or multi‑residential; Fully renovated, move‑in ready inside and out
