Retail Showroom with Office
For Sale
$1,399,000
414 H Street, Lompoc, CA 93436
Retail showroom with large windows plus upstairs offices, parking, and skylights suited for owner-users or multi-use operators.
Property Size4,700 SF
Price / SF$297.66
Days on Market524
Property Features for 414 H Street
General Information
Standard status
Active
Size
4,700 SF
Total Parking Spaces
23
Property subtype
Retail
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
4
Amenities
Central Air
3
Building Details
Year Built
1910
Listing Agency:
RE/MAX Success
(805) 481-9800
Listed By:
Michael Puhek · License #01441759
(805) 459-1627
Source:
Xome
Added: Mar 30, 2025
Changed: Sep 4
Last Checked: Sep 2 at 8:04PM
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 RE/MAX Success
Investment Insights
Based on property information with market context.
The property offers a retail/showroom space at street level featuring large windows designed for storefront presence, along with upstairs office space. The upstairs layout includes four offices plus an additional storage or conference room, supported by multiple skylights that bring in natural light. Restroom facilities include two handicap-accessible restrooms and a third restroom upstairs with a shower. Three large safes are included in the sale.
The site is described as a double lot with 23 parking spaces and stadium security lights, supporting daytime and evening customer or employee flow. It sits on H Street (Pacific Coast Highway), identified as a main thoroughfare in Lompoc, California, and the broad zoning is noted as accommodating many different uses. The former drive-through pharmacy configuration may be adaptable for retail, office, service, or auto repair, subject to confirmation with the city regarding permitted use for the site.
With prominent showroom frontage and a functional office component above, the building can work for a user seeking visible retail or service space paired with administrative space, or for an investor looking for flexible multi-use tenancy possibilities. Given the range of potential uses mentioned and the need to confirm compliance with the city, prospective buyers should verify permitted uses and site functionality during due diligence.
The site is described as a double lot with 23 parking spaces and stadium security lights, supporting daytime and evening customer or employee flow. It sits on H Street (Pacific Coast Highway), identified as a main thoroughfare in Lompoc, California, and the broad zoning is noted as accommodating many different uses. The former drive-through pharmacy configuration may be adaptable for retail, office, service, or auto repair, subject to confirmation with the city regarding permitted use for the site.
With prominent showroom frontage and a functional office component above, the building can work for a user seeking visible retail or service space paired with administrative space, or for an investor looking for flexible multi-use tenancy possibilities. Given the range of potential uses mentioned and the need to confirm compliance with the city, prospective buyers should verify permitted uses and site functionality during due diligence.
Key Highlights
- Retail/showroom on H Street (Pacific Coast Hwy) with large windows for storefront exposure
- Double lot with 23 parking spaces and stadium security lights
- Former drive‑through pharmacy layout can accommodate retail, office, service, or auto repair (verify with the city)
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
$83,847
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
5.99%
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%
$1,676,940
$1.7M
Cap Rate 7%
$1,197,814
$1.2M
Cap Rate 9%
$931,633
$931.6K
Market Conditions
NOI Build-Up for 4,700 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
$124.1K $26.40/SF
− Vacancy
−$12.3K −$2.61/SF
EGI
$111.8K $23.79/SF
− OpEx
−$27.9K −$5.95/SF
NOI
$83.8K $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%
$1,676,940
Cap Rate 7%
$1,197,814
Cap Rate 9%
$931,633
Alternative Uses
Best Use
Office B
$1.20M
$1.05M – $1.40M
NOI $83,847 @ 7.0% cap · market cap 5.99%
Second Best
Retail
$1.04M
$913.0K – $1.22M
NOI $73,038 @ 7.0% cap · market cap 5.22%
Theoretical Best
Multifamily LT 5
$1.48M
$1.29M – $1.72M
NOI $103,260 @ 7.0% cap · market cap 7.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
931
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 93436, CA
56,730
Population
18,928
Households
3
Avg Household Size
37
Median Age
17%
College-Educated
76%
High-School Grad
228.0 sq mi
ZIP Area
249
Density / Sq Mi
$76,241
Median Household Income
$36,340
Median Earnings
$1,578
Median Rent
$460,100
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?
Showroom - Retail showroom with large windows plus upstairs offices, parking, and skylights suited for owner-users or multi-use operators.
Where is this showroom located?
The property is located at 414 H Street Lompoc, CA.
What is the asking price?
The asking price for this property is $1,399,000.
What are key features of this property?
This property features: Retail/showroom on H Street (Pacific Coast Hwy) with large windows for storefront exposure; Double lot with 23 parking spaces and stadium security lights; Former drive‑through pharmacy layout can accommodate retail, office, service, or auto repair (verify with the city)
