Clear-Span Flex
For Sale
$1,995,000
140 South St, San Luis Obispo, CA 93401
Versatile commercial building combines warehouse/showroom space with a dedicated office.
Property Size8,230 SF
Price / SF$242.41
Days on Market147
Property Features for 140 South St
General Information
Standard status
Active
Size
8,230 SF
Property subtype
Commercial/Industrial
Warehouse & Industrial
Clear Span
Yes
Warehouse Space
7,750 SF
Office Build-Out
480 SF
Additional Details
Highway Access
Yes
Building Details
Building Size
8,230 SF
Listing Agency:
Anderson & Senn Commercial Real Estate
(805) 801-7352
Listed By:
Derek Senn · License #01252131
(805) 801-7352
Source:
Exitrealty
Added: Apr 7
Changed: Aug 31
Last Checked: Aug 31 at 2:38AM
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 Anderson & Senn Commercial Real Estate
Investment Insights
Based on property information with market context.
This flex space property includes 8,230 square feet under roof, arranged with a 7,750-square-foot warehouse/showroom and a separate 480-square-foot office. The clear-span building supports a range of commercial configurations while maintaining a substantial open area for warehouse or showroom functions.
The property is identified as 138 South and 140 South on South Street in San Luis Obispo, with freeway access nearby. The offering includes the commercial building at 140 South St and provides a combination of warehouse, showroom, and office space within one property.
The property is identified as 138 South and 140 South on South Street in San Luis Obispo, with freeway access nearby. The offering includes the commercial building at 140 South St and provides a combination of warehouse, showroom, and office space within one property.
Key Highlights
- 8,230 square feet under roof
- 7,750‑square‑foot warehouse/showroom area
- 480‑square‑foot office
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
$133,701
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
6.70%
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%
$2,674,020
$2.7M
Cap Rate 7%
$1,910,014
$1.9M
Cap Rate 9%
$1,485,567
$1.5M
Market Conditions
NOI Build-Up for 8,230 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
$197.5K $24.00/SF
− Vacancy
−$6.5K −$0.79/SF
EGI
$191.0K $23.21/SF
− OpEx
−$57.3K −$6.96/SF
NOI
$133.7K $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%
$2,674,020
Cap Rate 7%
$1,910,014
Cap Rate 9%
$1,485,567
Alternative Uses
Best Use
Retail
$1.91M
$1.67M – $2.23M
NOI $133,701 @ 7.0% cap · market cap 6.70%
Second Best
Flex RnD
$1.46M
$1.28M – $1.70M
NOI $102,058 @ 7.0% cap · market cap 5.12%
Theoretical Best
Healthcare Medical
$3.24M
$2.83M – $3.78M
NOI $226,571 @ 7.0% cap · market cap 11.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,239
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 93401, CA
29,877
Population
14,363
Households
2.1
Avg Household Size
39
Median Age
57%
College-Educated
96%
High-School Grad
64.2 sq mi
ZIP Area
465
Density / Sq Mi
$95,386
Median Household Income
$47,898
Median Earnings
$1,859
Median Rent
$943,500
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial building combines warehouse/showroom space with a dedicated office.
Where is this flex space located?
The property is located at 140 South St San Luis Obispo, CA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: 8,230 square feet under roof; 7,750‑square‑foot warehouse/showroom area; 480‑square‑foot office
