Mixed-Use Property with
For Sale
$675,000
46404 Arroyo Seco Rd, Greenfield, CA 93927
Includes a separate two-bedroom residence alongside a former commercial building.
Property Size3,386 SF
Lot Size2.34 Acres
Price / SF$199.35
Days on Market20
Property Features for 46404 Arroyo Seco Rd
General Information
Standard status
Active
Size
3,386 SF
Lot size
2.34 Acres
Building Details
Year Built
1973
Buildings
2
Listing Agency:
KW Coastal Estates
(831) 622-6200
Listed By:
Monterey Peninsul... · License #70000352
Source:
Myfabuloushome
Added: Aug 12
Changed: Aug 29
Last Checked: Aug 30 at 8:15PM
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 KW Coastal Estates
Investment Insights
Based on property information with market context.
This mixed-use property combines a former retail/commercial building with a detached residence on approximately 2.34 acres. The commercial structure contains approximately 1,875 square feet, while the residence provides approximately 1,536 square feet with two bedrooms. Both improvements date to 1973. The former store is no longer operating, leaving the property’s existing commercial and residential components available for evaluation under applicable use regulations.
The property is located at 46404 Arroyo Seco Rd in Greenfield, within the Arroyo Seco area of South Monterey County. Los Padres National Forest and outdoor recreation areas are nearby, adding a recreational context to the setting. The combination of separate structures, acreage, and mixed-use classification provides a distinctive physical configuration for future planning.
The property is located at 46404 Arroyo Seco Rd in Greenfield, within the Arroyo Seco area of South Monterey County. Los Padres National Forest and outdoor recreation areas are nearby, adding a recreational context to the setting. The combination of separate structures, acreage, and mixed-use classification provides a distinctive physical configuration for future planning.
Key Highlights
- Approximately 2.34 acres in the Arroyo Seco area of South Monterey County
- Former retail/commercial building measuring approximately 1,875± sq. ft.
- Separate 1,536± sq. ft. residence with 2 bedrooms
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
$49,046
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
7.27%
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%
$980,920
$980.9K
Cap Rate 7%
$700,657
$700.7K
Cap Rate 9%
$544,956
$545.0K
Market Conditions
NOI Build-Up for 3,386 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
$73.1K $21.60/SF
− Vacancy
−$3.1K −$0.91/SF
EGI
$70.1K $20.69/SF
− OpEx
−$21.0K −$6.21/SF
NOI
$49.0K $14.48/SF
Area
Monterey County, CA
Vacancy
4.20%
Lease Rate
$21.60 /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%
$980,920
Cap Rate 7%
$700,657
Cap Rate 9%
$544,956
Alternative Uses
Best Use
Retail
$700.7K
$613.1K – $817.4K
NOI $49,046 @ 7.0% cap · market cap 7.27%
Second Best
Mixed Use
$667.5K
$584.1K – $778.8K
NOI $46,727 @ 7.0% cap · market cap 6.92%
Theoretical Best
Specialty Retail
$1.29M
$1.13M – $1.51M
NOI $90,502 @ 7.0% cap · market cap 13.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 93927, CA
19,976
Population
5,037
Households
4
Avg Household Size
28
Median Age
9%
College-Educated
50%
High-School Grad
210.1 sq mi
ZIP Area
95
Density / Sq Mi
$77,272
Median Household Income
$34,140
Median Earnings
$1,658
Median Rent
$463,600
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Includes a separate two-bedroom residence alongside a former commercial building.
Where is this mixed-use property located?
The property is located at 46404 Arroyo Seco Rd Greenfield, CA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Approximately 2.34 acres in the Arroyo Seco area of South Monterey County; Former retail/commercial building measuring approximately 1,875± sq. ft.; Separate 1,536± sq. ft. residence with 2 bedrooms
