Mixed-Use Property with Two
New
For Sale
$1,925,000
7485 El Camino Real, Atascadero, CA 93422
CR-zoned site combines retail and professional-services space with ample parking.
Property Size12,468 SF
Lot Size0.87 Acres
Price / SF$154.40
Days on Market3
Property Features for 7485 El Camino Real
General Information
Standard status
Active
Size
12,468 SF
Lot size
0.87 Acres
Property subtype
Commercial
Zoning
CR
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
12,468 SF
Buildings
2
Listing Agency:
Coldwell Banker Commercial Real Estate Solutions
(760) 684-8000
Listed By:
James Nagorski · License #02248064
Source:
Elliman
Added: Aug 28
Changed: Aug 29
Last Checked: Aug 29 at 9:05PM
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 Coldwell Banker Commercial Real Estate Solutions
Investment Insights
Based on property information with market context.
This mixed-use commercial property includes two buildings totaling 12,468 SF, with one measuring 8,000 SF and the other 4,468 SF. The improvements are configured for retail and professional-services uses, with five restrooms and large open areas that can be customized or subdivided. The layout can accommodate either a single occupant or multiple retail and office users.
The buildings sit on a flat 0.87-acre parcel along El Camino Real in Atascadero, with street frontage and ample parking capacity. The property also offers convenient access to Highway 101. CR zoning is identified for potential uses including retail stores, personal and medical services, photography studios, corporate suites, and travel agencies.
The buildings sit on a flat 0.87-acre parcel along El Camino Real in Atascadero, with street frontage and ample parking capacity. The property also offers convenient access to Highway 101. CR zoning is identified for potential uses including retail stores, personal and medical services, photography studios, corporate suites, and travel agencies.
Key Highlights
- Two buildings totaling 12,468 SF, including 8,000 SF and 4,468 SF structures
- 0.87‑acre flat parcel along El Camino Real in Atascadero
- CR zoning identified for retail, personal and medical services, studios, suites, and travel agencies
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
$142,135
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
7.38%
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%
$2,842,700
$2.8M
Cap Rate 7%
$2,030,500
$2.0M
Cap Rate 9%
$1,579,278
$1.6M
Market Conditions
NOI Build-Up for 12,468 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
$239.4K $19.20/SF
− Vacancy
−$12.0K −$0.96/SF
EGI
$227.4K $18.24/SF
− OpEx
−$85.3K −$6.84/SF
NOI
$142.1K $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%
$2,842,700
Cap Rate 7%
$2,030,500
Cap Rate 9%
$1,579,278
Alternative Uses
Best Use
Office B
$3.32M
$2.90M – $3.87M
NOI $232,054 @ 7.0% cap · market cap 12.05%
Second Best
Retail
$2.89M
$2.53M – $3.38M
NOI $202,550 @ 7.0% cap · market cap 10.52%
Theoretical Best
Healthcare Medical
$4.90M
$4.29M – $5.72M
NOI $343,243 @ 7.0% cap · market cap 17.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,110
Businesses Nearby
Explore this area
Business Placement
Demographics for 93422, CA
33,041
Population
13,702
Households
2.4
Avg Household Size
42
Median Age
31%
College-Educated
93%
High-School Grad
68.8 sq mi
ZIP Area
480
Density / Sq Mi
$89,916
Median Household Income
$46,939
Median Earnings
$1,841
Median Rent
$692,100
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?
Mixed-use property - CR-zoned site combines retail and professional-services space with ample parking.
Where is this mixed-use property located?
The property is located at 7485 El Camino Real Atascadero, CA.
What is the asking price?
The asking price for this property is $1,925,000.
What are key features of this property?
This property features: Two buildings totaling 12,468 SF, including 8,000 SF and 4,468 SF structures; 0.87‑acre flat parcel along El Camino Real in Atascadero; CR zoning identified for retail, personal and medical services, studios, suites, and travel agencies
