Mixed-Use Property with
For Sale
Contact for pricing
4243 Telegraph Road, Ventura, CA 93003
Property combines restaurant and bar operations with office, wellness, and vacant commercial space.
Property Size13,978 SF
Price / SF$286.16
Days on Market31
Property Features for 4243 Telegraph Road
General Information
Standard status
Active
Size
13,978 SF
Property subtype
Retail, Office, Mixed Use
Additional Details
Furnished
Yes
Business Included
Yes
Building Details
Year Built
1960
Year Renovated
2025
Tenancy
Multi
Owner Occupied
Yes
Listing Agency:
Albert Maxwell Goldberg
(310) 721-7653
Listed By:
Albert Goldberg · License #01067575
Source:
Crexi
Added: Jul 30
Changed: Aug 17
Last Checked: Aug 26 at 10:13AM
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 Albert Maxwell Goldberg
Investment Insights
Based on property information with market context.
This mixed-use property includes the Pizza Station Restaurant & Bar, a vacant unit, small office suites, and the College Chiropractic Center Wellness Center. Furniture associated with the Wellness Center is included. The property was built in 1960 and contains 13,978 in reported property size.
The site is adjacent to Ventura College and positioned across the alley from Foster Freeze. It is also located a few lots from Ashwood and Telegraph, placing the property within an established commercial setting with multiple existing uses on site.
The current configuration provides restaurant, office, wellness, and open commercial components within one property. The Wellness Center serves health professionals, while the office suites are used for rentals.
The site is adjacent to Ventura College and positioned across the alley from Foster Freeze. It is also located a few lots from Ashwood and Telegraph, placing the property within an established commercial setting with multiple existing uses on site.
The current configuration provides restaurant, office, wellness, and open commercial components within one property. The Wellness Center serves health professionals, while the office suites are used for rentals.
Key Highlights
- 13,978 reported property size
- Pizza Station Restaurant & Bar on site
- Small office suites and one vacant unit
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
$262,071
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
6.55%
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%
$5,241,420
$5.2M
Cap Rate 7%
$3,743,871
$3.7M
Cap Rate 9%
$2,911,900
$2.9M
Market Conditions
NOI Build-Up for 13,978 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
$469.7K $33.60/SF
− Vacancy
−$32.9K −$2.35/SF
EGI
$436.8K $31.25/SF
− OpEx
−$174.7K −$12.50/SF
NOI
$262.1K $18.75/SF
Area
Santa Clara County, CA
Vacancy
7.00%
Lease Rate
$33.60 /SF/Yr
Expense Ratio
40.00%
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%
$5,241,420
Cap Rate 7%
$3,743,871
Cap Rate 9%
$2,911,900
Alternative Uses
Best Use
Office B
$7.02M
$6.15M – $8.20M
NOI $491,734 @ 7.0% cap · market cap 12.29%
Second Best
Healthcare Medical
$3.74M
$3.28M – $4.37M
NOI $262,071 @ 7.0% cap · market cap 6.55%
Theoretical Best
Office A
$8.44M
$7.38M – $9.85M
NOI $590,711 @ 7.0% cap · market cap 14.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
535
Businesses Nearby
Explore this area
Business Placement
Demographics for 93003, CA
50,558
Population
20,734
Households
2.4
Avg Household Size
42
Median Age
41%
College-Educated
92%
High-School Grad
20.8 sq mi
ZIP Area
2,431
Density / Sq Mi
$100,300
Median Household Income
$50,185
Median Earnings
$2,173
Median Rent
$781,600
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 - Property combines restaurant and bar operations with office, wellness, and vacant commercial space.
Where is this mixed-use property located?
The property is located at 4243 Telegraph Road Ventura, CA.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: 13,978 reported property size; Pizza Station Restaurant & Bar on site; Small office suites and one vacant unit
