Vineyard Winery and Tasting
For Sale
$3,900,000
2925 Anderson Road, Paso Robles, CA 93446
Winery property with production, hospitality, and vineyard components in Paso Robles’ Willow Creek District.
Property Size13,697 SF
Price / SF$284.73
Days on Market57
Property Features for 2925 Anderson Road
General Information
Standard status
Active
Size
13,697 SF
Property subtype
Commercial Sale / Mixed Use
Building Details
Year Built
1990
Buildings
2
Listing Agency:
Vineyard Professional Real Estate
(805) 610-6741
Listed By:
Jenny Heinzen · License #01436553
(805) 610-6741
Source:
Compass
Added: Jul 5
Changed: Aug 30
Last Checked: Jul 16 at 2:04AM
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 Vineyard Professional Real Estate
Investment Insights
Based on property information with market context.
This Paso Robles winery property includes a tasting room, a 5,000 sq. ft. indoor production facility, and a 5,000 sq. ft. covered outdoor work area. A 2-acre Malbec vineyard is complemented by additional plantable land, while the property’s production infrastructure is designed to support up to 15,000 cases of wine annually. The facility was built in 1990 and is fully permitted and ADA compliant.
An outdoor hospitality venue accommodates events, music, and tastings. The property is situated in the Willow Creek District along Hwy 46 West, near Booker Winery and other established Paso Robles wine producers. Brand, business, and wine inventory are negotiable.
An outdoor hospitality venue accommodates events, music, and tastings. The property is situated in the Willow Creek District along Hwy 46 West, near Booker Winery and other established Paso Robles wine producers. Brand, business, and wine inventory are negotiable.
Key Highlights
- Winery and tasting room in Paso Robles’ Willow Creek District
- 5,000 sq. ft. indoor production facility
- 5,000 sq. ft. covered outdoor 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
$139,072
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
3.57%
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%
$2,781,440
$2.8M
Cap Rate 7%
$1,986,743
$2.0M
Cap Rate 9%
$1,545,244
$1.5M
Market Conditions
NOI Build-Up for 13,697 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
$205.5K $15.00/SF
− Vacancy
−$6.8K −$0.50/SF
EGI
$198.7K $14.50/SF
− OpEx
−$59.6K −$4.35/SF
NOI
$139.1K $10.15/SF
Area
San Luis Obispo County, CA
Vacancy
3.30%
Lease Rate
$15.00 /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%
$2,781,440
Cap Rate 7%
$1,986,743
Cap Rate 9%
$1,545,244
Alternative Uses
Best Use
Industrial
$1.99M
$1.74M – $2.32M
NOI $139,072 @ 7.0% cap · market cap 3.57%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$5.39M
$4.71M – $6.28M
NOI $377,077 @ 7.0% cap · market cap 9.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
Explore this area
Business Placement
Demographics for 93446, CA
45,979
Population
19,786
Households
2.3
Avg Household Size
41
Median Age
30%
College-Educated
91%
High-School Grad
428.3 sq mi
ZIP Area
107
Density / Sq Mi
$94,512
Median Household Income
$43,229
Median Earnings
$1,946
Median Rent
$661,400
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?
Vineyard - Winery property with production, hospitality, and vineyard components in Paso Robles’ Willow Creek District.
Where is this vineyard located?
The property is located at 2925 Anderson Road Paso Robles, CA.
What is the asking price?
The asking price for this property is $3,900,000.
What are key features of this property?
This property features: Winery and tasting room in Paso Robles’ Willow Creek District; 5,000 sq. ft. indoor production facility; 5,000 sq. ft. covered outdoor area
