Medical Office
For Sale
Contact for pricing
260 Main Street, Brawley, CA 92227
Two-part office configuration includes dedicated medical space and covered rear parking.
Property Size3,243 SF
Price / SF$185.01
Days on Market8
Property Features for 260 Main Street
General Information
Standard status
Active
Size
3,243 SF
Property subtype
Office
Building Details
Buildings
1
Units
1
Building Size
3,243 SF
Listing Agency:
Pat Seay Real Estate
Listed By:
Pat Seay · License #CA 01218535
Source:
Crexi
Added: Aug 14
Changed: Aug 18
Last Checked: Aug 20 at 8:50PM
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 Pat Seay Real Estate
Investment Insights
Based on property information with market context.
This 3,243-square-foot office property at 260 Main Street includes a 2,105-square-foot medical area and a separate 1,138-square-foot tenant area. The layout provides distinct portions within a single commercial building, supporting office and medical-office occupancy as identified in the property information.
A 1,260-square-foot covered parking area is positioned behind the building. The property is located in Brawley, California, with the street address placing it on Main Street.
A 1,260-square-foot covered parking area is positioned behind the building. The property is located in Brawley, California, with the street address placing it on Main Street.
Key Highlights
- 3,243‑square‑foot office building at 260 Main Street
- 2,105‑square‑foot medical space included
- Separate 1,138‑square‑foot tenant area
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
$48,859
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
8.14%
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%
$977,180
$977.2K
Cap Rate 7%
$697,986
$698.0K
Cap Rate 9%
$542,878
$542.9K
Market Conditions
NOI Build-Up for 3,243 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
$70.0K $21.60/SF
− Vacancy
−$4.9K −$1.51/SF
EGI
$65.1K $20.09/SF
− OpEx
−$16.3K −$5.02/SF
NOI
$48.9K $15.07/SF
Area
Imperial County, CA
Vacancy
7.00%
Lease Rate
$21.60 /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%
$977,180
Cap Rate 7%
$697,986
Cap Rate 9%
$542,878
Alternative Uses
Best Use
Office B
$698.0K
$610.7K – $814.3K
NOI $48,859 @ 7.0% cap · market cap 8.14%
Second Best
Healthcare Medical
$386.4K
$338.1K – $450.8K
NOI $27,046 @ 7.0% cap · market cap 4.51%
Theoretical Best
Office A
$827.2K
$723.8K – $965.1K
NOI $57,907 @ 7.0% cap · market cap 9.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
557
Businesses Nearby
Explore this area
Business Placement
Demographics for 92227, CA
27,492
Population
9,062
Households
3
Avg Household Size
33
Median Age
14%
College-Educated
74%
High-School Grad
593.7 sq mi
ZIP Area
46
Density / Sq Mi
$60,593
Median Household Income
$36,295
Median Earnings
$955
Median Rent
$272,200
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 - Two-part office configuration includes dedicated medical space and covered rear parking.
Where is this office building located?
The property is located at 260 Main Street Brawley, CA.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 3,243‑square‑foot office building at 260 Main Street; 2,105‑square‑foot medical space included; Separate 1,138‑square‑foot tenant area
