Mixed-Use Property with Roll-Up
For Sale
Contact for pricing
321 E MAIN ST, El Centro, CA 92243
Multiple occupied spaces include offices, a workshop, and air-conditioned gym/warehouse areas.
Property Size4,416 SF
Price / SF$249.09
Days on Market12
Property Features for 321 E MAIN ST
General Information
Standard status
Active
Size
4,416 SF
Total Parking Spaces
15
Property subtype
Office, Special Purpose, Mixed Use
Zoning
CM
Occupancy
100%
Investment Type
Owner/User
Additional Details
Highway Access
Yes
Conditioned Warehouse
Yes
Amenities
two newer 5-ton A/C units
two roll-up bay doors
Building Details
Year Built
1998
Year Renovated
2020
Buildings
2
Units
3
Tenancy
Multi
Listing Agency:
Gold Key Real Estate
(442) 204-0928
Listed By:
Amy Volmer · License #01492304
Source:
Crexi
Added: Aug 19
Changed: Aug 29
Last Checked: Aug 29 at 8:08PM
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 Gold Key Real Estate
Investment Insights
Based on property information with market context.
This 4416-square-foot mixed-use property contains several occupied business areas configured for office, workshop, gym, and warehouse functions. The building includes air-conditioned space, two newer 5-ton A/C units, and two roll-up bay doors. Zoning is CM, and the property was built in 1998.
On-site parking consists of five covered spaces and approximately nine additional uncovered spaces. The property is approximately 2 miles from Interstate 8, 3 miles from Highway 111, and about 17 miles from Mexicali, Mexico. Existing tenants may remain in place or vacate after closing, providing flexibility for continued occupancy or future owner use.
On-site parking consists of five covered spaces and approximately nine additional uncovered spaces. The property is approximately 2 miles from Interstate 8, 3 miles from Highway 111, and about 17 miles from Mexicali, Mexico. Existing tenants may remain in place or vacate after closing, providing flexibility for continued occupancy or future owner use.
Key Highlights
- 4416 SF mixed‑use property with office, workshop, gym, and warehouse areas
- Two newer 5‑ton A/C units support the air‑conditioned business spaces
- Two roll‑up bay doors
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
$66,531
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
6.05%
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%
$1,330,620
$1.3M
Cap Rate 7%
$950,443
$950.4K
Cap Rate 9%
$739,233
$739.2K
Market Conditions
NOI Build-Up for 4,416 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
$95.4K $21.60/SF
− Vacancy
−$6.7K −$1.51/SF
EGI
$88.7K $20.09/SF
− OpEx
−$22.2K −$5.02/SF
NOI
$66.5K $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%
$1,330,620
Cap Rate 7%
$950,443
Cap Rate 9%
$739,233
Alternative Uses
Best Use
Office B
$950.4K
$831.6K – $1.11M
NOI $66,531 @ 7.0% cap · market cap 6.05%
Second Best
Warehouse
$701.4K
$613.7K – $818.3K
NOI $49,099 @ 7.0% cap · market cap 4.46%
Theoretical Best
Office A
$1.13M
$985.7K – $1.31M
NOI $78,852 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
316
Businesses Nearby
Explore this area
Business Placement
Demographics for 92243, CA
49,149
Population
15,908
Households
3.1
Avg Household Size
36
Median Age
16%
College-Educated
74%
High-School Grad
113.3 sq mi
ZIP Area
434
Density / Sq Mi
$55,890
Median Household Income
$31,170
Median Earnings
$992
Median Rent
$286,100
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?
Mixed-use property - Multiple occupied spaces include offices, a workshop, and air-conditioned gym/warehouse areas.
Where is this mixed-use property located?
The property is located at 321 E MAIN ST El Centro, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 4416 SF mixed‑use property with office, workshop, gym, and warehouse areas; Two newer 5‑ton A/C units support the air‑conditioned business spaces; Two roll‑up bay doors
