Mixed-Use Commercial
For Sale
$2,995,000
155 Clark, Santa Maria, CA 93455
Modern 2021 office and commercial building with flexible space and a third-floor balcony for client-facing use.
Property Size7,516 SF
Price / SF$398.48
Days on Market74
Property Features for 155 Clark
General Information
Standard status
Active
Size
7,516 SF
Property subtype
Office
Amenities
3
Corner Lot.
6 Parking Spaces.
Corner.
Building Details
Year Built
2021
Listing Agency:
Teixeira Property Advisers Inc
(805) 698-3520
Listed By:
Kevin Teixeira
Source:
Xome
Added: Jun 12
Changed: Aug 23
Last Checked: Aug 24 at 4:54AM
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 Teixeira Property Advisers Inc
Investment Insights
Based on property information with market context.
155 E Clark Avenue is a mixed-use commercial property completed in 2021, combining office and commercial space within an architecturally distinctive building design. The asset was built with high-end finishes and a focus on curb appeal, with flexible commercial accommodations suited to a range of professional and client-oriented uses. A notable feature is an impressive third-floor balcony overlooking the Old Town corridor, providing an outdoor setting for executive meetings, client entertainment, or special events.
The building is positioned along Clark Avenue in Old Town Orcutt, offering visibility from the main thoroughfare and proximity to everyday destinations such as restaurants, retail establishments, professional services, and community gathering spaces. Walkability is limited (walk score 19), with the area described as car-dependent, while bicycle access is somewhat constrained (bike score 38).
For owner-users and tenants seeking a newer, purpose-built commercial address with modern construction and flexible interior space, 155 E Clark Avenue offers a strong option. Its mix of office and commercial functionality, along with the third-floor balcony, supports businesses that value client presence and a polished environment in a well-established Old Town setting.
The building is positioned along Clark Avenue in Old Town Orcutt, offering visibility from the main thoroughfare and proximity to everyday destinations such as restaurants, retail establishments, professional services, and community gathering spaces. Walkability is limited (walk score 19), with the area described as car-dependent, while bicycle access is somewhat constrained (bike score 38).
For owner-users and tenants seeking a newer, purpose-built commercial address with modern construction and flexible interior space, 155 E Clark Avenue offers a strong option. Its mix of office and commercial functionality, along with the third-floor balcony, supports businesses that value client presence and a polished environment in a well-established Old Town setting.
Key Highlights
- Built in 2021: modern mixed‑use office and commercial building with flexible space
- Approximately 7,516 SF of premium office and commercial space
- Includes an impressive third‑floor balcony overlooking the Old Town corridor
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
$127,982
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
4.27%
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%
$2,559,640
$2.6M
Cap Rate 7%
$1,828,314
$1.8M
Cap Rate 9%
$1,422,022
$1.4M
Market Conditions
NOI Build-Up for 7,516 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
$198.4K $26.40/SF
− Vacancy
−$27.8K −$3.70/SF
EGI
$170.6K $22.70/SF
− OpEx
−$42.7K −$5.68/SF
NOI
$128.0K $17.03/SF
Area
Santa Maria, CA
Vacancy
14.00%
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%
$2,559,640
Cap Rate 7%
$1,828,314
Cap Rate 9%
$1,422,022
Alternative Uses
Best Use
Office B
$1.83M
$1.60M – $2.13M
NOI $127,982 @ 7.0% cap · market cap 4.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.54M
$2.22M – $2.96M
NOI $177,786 @ 7.0% cap · market cap 5.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
395
Businesses Nearby
Explore this area
Business Placement
Demographics for 93455, CA
45,282
Population
16,087
Households
2.8
Avg Household Size
40
Median Age
32%
College-Educated
89%
High-School Grad
118.3 sq mi
ZIP Area
383
Density / Sq Mi
$108,501
Median Household Income
$53,120
Median Earnings
$2,267
Median Rent
$572,700
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 building - Modern 2021 office and commercial building with flexible space and a third-floor balcony for client-facing use.
Where is this office building located?
The property is located at 155 Clark Santa Maria, CA.
What is the asking price?
The asking price for this property is $2,995,000.
What are key features of this property?
This property features: Built in 2021: modern mixed‑use office and commercial building with flexible space; Approximately 7,516 SF of premium office and commercial space; Includes an impressive third‑floor balcony overlooking the Old Town corridor
