Retail Space in Mission
For Sale
$3,300,000
4209 Tierra Rejada Road, Moorpark, CA 93021
Located in a busy shopping center near Moorpark High School.
Property Size8,829 SF
Price / SF$373.77
Days on Market155
Property Features for 4209 Tierra Rejada Road
General Information
Standard status
Active
Size
8,829 SF
Property subtype
Retail
Listing Agency:
(818) 502-6730
Listed By:
Cody Chiarella · License #1754878
(818) 502-6730
Source:
Cbre
Added: Mar 25
Changed: Aug 12
Last Checked: Aug 26 at 5:49AM
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 Cody Chiarella
Investment Insights
Based on property information with market context.
Located within the Mission Meadows Plaza, this property benefits from a strong vehicular intersection and an affluent submarket. Situated directly across from Moorpark High School, it is part of a shopping center anchored by VONS. Co-tenants include Bank of America, Clinicas a California Health Center, Fantastic Sams, Lemmo’s Grill, Moorpark Pizza Co., Subway, Starbucks, and Vargo Physical Therapy. The property offers 8829 square feet of retail space.
Key Highlights
- Anchored by VONS, a major grocery store, providing consistent customer traffic.
- Located in the established Mission Meadows Plaza.
- Strong vehicular intersection, maximizing visibility and accessibility.
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
$141,356
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
4.28%
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%
$2,827,120
$2.8M
Cap Rate 7%
$2,019,371
$2.0M
Cap Rate 9%
$1,570,622
$1.6M
Market Conditions
NOI Build-Up for 8,829 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
$211.9K $24.00/SF
− Vacancy
−$10.0K −$1.13/SF
EGI
$201.9K $22.87/SF
− OpEx
−$60.6K −$6.86/SF
NOI
$141.4K $16.01/SF
Area
Ventura County, CA
Vacancy
4.70%
Lease Rate
$24.00 /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%
$2,827,120
Cap Rate 7%
$2,019,371
Cap Rate 9%
$1,570,622
Alternative Uses
Best Use
Retail
$2.02M
$1.77M – $2.36M
NOI $141,356 @ 7.0% cap · market cap 4.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.03M
$2.65M – $3.54M
NOI $212,167 @ 7.0% cap · market cap 6.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
228
Businesses Nearby
26k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 100%
VONS
Groceries
26,118 visits/mo
0.1 miles
Demographics for 93021, CA
38,103
Population
12,103
Households
3.1
Avg Household Size
39
Median Age
45%
College-Educated
91%
High-School Grad
47.8 sq mi
ZIP Area
797
Density / Sq Mi
$149,848
Median Household Income
$55,770
Median Earnings
$2,651
Median Rent
$862,600
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Shopping center - Located in a busy shopping center near Moorpark High School.
Where is this shopping center located?
The property is located at 4209 Tierra Rejada Road Moorpark, CA.
What is the asking price?
The asking price for this property is $3,300,000.
What are key features of this property?
This property features: Anchored by VONS, a major grocery store, providing consistent customer traffic.; Located in the established Mission Meadows Plaza.; Strong vehicular intersection, maximizing visibility and accessibility.
