Mixed-Use Retail and Office
For Sale
Contact for pricing
2084 9th Street, Los Osos, CA 93402
The building is fully occupied by a mix of retail and office tenants.
Property Size5,200 SF
Price / SF$140.38
Days on Market10
Property Features for 2084 9th Street
General Information
Standard status
Active
Size
5,200 SF
Property subtype
Retail, Office
Occupancy
100%
Building Details
Tenancy
Multi
Listing Agency:
Lee & Associates - San Luis Obispo - Central California
Listed By:
Austin Caviness · License #02237273
(805) 962-6700
Source:
Crexi
Added: Sep 16
Changed: Sep 24
Last Checked: Sep 24 at 2:26PM
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 Lee & Associates - San Luis Obispo - Central California
Investment Insights
Based on property information with market context.
At 2084 9th Street, this approximately 5,200-square-foot property combines retail and office space in a multi-tenant layout. The building is 100% leased and includes both local and national tenants. It is located in Los Osos, California.
Key Highlights
- Approximately 5,200 square feet of retail and office space
- 100% leased
- Multi‑tenant property with local and national tenants
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
$59,280
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
8.12%
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%
$1,185,600
$1.2M
Cap Rate 7%
$846,857
$846.9K
Cap Rate 9%
$658,667
$658.7K
Market Conditions
NOI Build-Up for 5,200 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
$99.8K $19.20/SF
− Vacancy
−$5.0K −$0.96/SF
EGI
$94.8K $18.24/SF
− OpEx
−$35.6K −$6.84/SF
NOI
$59.3K $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%
$1,185,600
Cap Rate 7%
$846,857
Cap Rate 9%
$658,667
Alternative Uses
Best Use
Retail
$1.21M
$1.06M – $1.41M
NOI $84,477 @ 7.0% cap · market cap 11.57%
Second Best
Mixed Use
$846.9K
$741.0K – $988.0K
NOI $59,280 @ 7.0% cap · market cap 8.12%
Theoretical Best
Healthcare Medical
$2.05M
$1.79M – $2.39M
NOI $143,156 @ 7.0% cap · market cap 19.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
627
Businesses Nearby
Explore this area
Business Placement
Demographics for 93402, CA
14,500
Population
6,586
Households
2.2
Avg Household Size
49
Median Age
50%
College-Educated
94%
High-School Grad
27.7 sq mi
ZIP Area
523
Density / Sq Mi
$103,839
Median Household Income
$43,002
Median Earnings
$1,909
Median Rent
$729,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The building is fully occupied by a mix of retail and office tenants.
Where is this mixed-use property located?
The property is located at 2084 9th Street Los Osos, CA.
What is the asking price?
The asking price for this property is $730,000.
What are key features of this property?
This property features: Approximately 5,200 square feet of retail and office space; 100% leased; Multi‑tenant property with local and national tenants
