Corner Flex Building with
For Sale
$1,750,000
310 Pine Ave, Goleta, CA 93117
Multi-suite building with occupied medical/retail/warehouse layouts and a dedicated yard with roll-up door.
Property Size4,740 SF
Lot Size0.14 Acres
Price / SF$369.20
Days on Market412
Property Features for 310 Pine Ave
General Information
Standard status
Active
Size
4,740 SF
Lot size
0.14 Acres
Occupancy
100%
Building Details
Tenancy
Multi
Listing Agency:
Berkshire Hathaway HomeServices California Properties
(805) 689-2429
Listed By:
Mitch Stark · License #01196532
(805) 689-2429
Source:
Exprealty
Added: Jul 9, 2025
Changed: Aug 23
Last Checked: Aug 23 at 1:55PM
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 Berkshire Hathaway HomeServices California Properties
Investment Insights
Based on property information with market context.
This corner flex building includes 3 income-producing units totaling 4,740 SF on a 6,100 SF lot. The space mix supports a variety of users, with two storefront-sized suites of about 1,500 SF each and a larger suite of about 1,740 SF plus approximately 570 SF of yard area. Unit C also includes a roll-up door, providing practical access for light warehouse or retail back-of-house needs. The property is described as having a new roof.
The building is positioned at the corner of Dawson & Pine, one block off Hollister, with a corner presentation that can support storefront visibility and customer access. At the time of listing, the property is stated to be 100% occupied, including a candle maker in Suite A under a short-term lease and a chiropractic office in Suite B under a month-to-month lease. Suite C is identified as Bella Windows, with the listing describing the suite as a sought-after retail/warehouse configuration.
For owner-users or investors, the combination of smaller, independently leased suites and a yard/roll-up-door component in the larger unit may fit businesses that need both customer-facing space and straightforward loading or product handling. The fully leased status and unit-level configuration can simplify operations for an operator looking to manage multiple tenancies within one building.
The building is positioned at the corner of Dawson & Pine, one block off Hollister, with a corner presentation that can support storefront visibility and customer access. At the time of listing, the property is stated to be 100% occupied, including a candle maker in Suite A under a short-term lease and a chiropractic office in Suite B under a month-to-month lease. Suite C is identified as Bella Windows, with the listing describing the suite as a sought-after retail/warehouse configuration.
For owner-users or investors, the combination of smaller, independently leased suites and a yard/roll-up-door component in the larger unit may fit businesses that need both customer-facing space and straightforward loading or product handling. The fully leased status and unit-level configuration can simplify operations for an operator looking to manage multiple tenancies within one building.
Key Highlights
- Commercial corner property at Dawson & Pine (one block off Hollister) with 4,740 SF building on a 6,100 SF lot
- 3 bread‑and‑butter units: 1,500 SF (Suite A), 1,500 SF (Suite B), and 1,740 SF (Suite C) plus 570 SF yard space
- Currently 100% occupied with three tenants across retail/medical/warehouse‑style spaces
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
$84,561
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
4.83%
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%
$1,691,220
$1.7M
Cap Rate 7%
$1,208,014
$1.2M
Cap Rate 9%
$939,567
$939.6K
Market Conditions
NOI Build-Up for 4,740 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
$125.1K $26.40/SF
− Vacancy
−$12.4K −$2.61/SF
EGI
$112.7K $23.79/SF
− OpEx
−$28.2K −$5.95/SF
NOI
$84.6K $17.84/SF
Area
Santa Barbara County, CA
Vacancy
9.90%
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%
$1,691,220
Cap Rate 7%
$1,208,014
Cap Rate 9%
$939,567
Alternative Uses
Best Use
Office B
$1.21M
$1.06M – $1.41M
NOI $84,561 @ 7.0% cap · market cap 4.83%
Second Best
Healthcare Medical
$1.01M
$883.3K – $1.18M
NOI $70,665 @ 7.0% cap · market cap 4.04%
Theoretical Best
Multifamily LT 5
$1.49M
$1.30M – $1.74M
NOI $104,138 @ 7.0% cap · market cap 5.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,376
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 93117, CA
53,430
Population
18,208
Households
2.9
Avg Household Size
28
Median Age
49%
College-Educated
90%
High-School Grad
168.1 sq mi
ZIP Area
318
Density / Sq Mi
$85,711
Median Household Income
$28,542
Median Earnings
$1,980
Median Rent
$1,021,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Similar Off Market Nearby
- AR Catering — 6034 Hollister Ave, Goleta, CA 93117
- Elubia's Kitchen — 325 Rutherford St Suite D, Goleta, CA 93117
- Pocotruck — 5756 Calle Real, Santa Barbara, CA 93117
- Santa Barbara Catering Company — 6030 Hollister Ave, Goleta, CA 93117
- Santa Barbara Food Connection — 5599 Hollister Ave, Goleta, CA 93117
Frequently Asked Questions
What type of property is this?
Flex space - Multi-suite building with occupied medical/retail/warehouse layouts and a dedicated yard with roll-up door.
Where is this flex space located?
The property is located at 310 Pine Ave Goleta, CA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Commercial corner property at Dawson & Pine (one block off Hollister) with 4,740 SF building on a 6,100 SF lot; 3 bread‑and‑butter units: 1,500 SF (Suite A), 1,500 SF (Suite B), and 1,740 SF (Suite C) plus 570 SF yard space; Currently 100% occupied with three tenants across retail/medical/warehouse‑style spaces
