Retail Pad Owner-User
For Sale
Contact for pricing
Pending
475 E Avenida De Los Arboles, Thousand Oaks, CA 91360
Rare retail pad for sale with future rental income.
Property Size7,193 SF
Days on Market683
Property Features for 475 E Avenida De Los Arboles
General Information
Standard status
Pending
Size
7,193 SF
Class
B
Property subtype
Retail
Zoning
C1
Lease Type
NNN
Investment Type
Owner/User
Building Details
Year Built
1990
Buildings
1
Stories
1
Units
2
Listing Agency:
PCI Commercial Realty Group
Listed By:
Paul Forbat · License #CA 01097663
(818) 430-1590
Source:
Crexi
Added: Oct 30, 2024
Changed: Aug 8
Last Checked: Sep 11 at 5:04AM
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 PCI Commercial Realty Group
Investment Insights
Based on property information with market context.
This is a rare opportunity to acquire a high-visibility retail pad suitable for owner occupancy. The available space is 4,460 square feet, with potential rental income from American Family Care Urgent Care, scheduled to open in 2025 in the adjacent unit. The building, constructed by the seller, has never been traded. It is located next door to Trader Joe’s, offering the benefit of high customer traffic. University Shopping Center hosts a variety of daily needs-focused businesses, including restaurants, health and beauty services, convenience stores, and specialty services. Ideally situated at the signalized intersection of Moorpark Road and Avenida de los Arboles, the property is a mile west of the 23 Freeway and less than three miles from the 101 Freeway. It is centrally located and accessible from all directions, with Cal Lutheran University, Thousand Oaks High School, and Los Robles Medical Center nearby. Residents from Moorpark, Simi Valley, and Westlake Village regularly visit this center. The property offers potential for Small Business Administration (SBA) financing, allowing qualified owner-users to finance up to 90% of the total acquisition price, including business-related improvements, provided the buyer occupies at least 50% of the property. The property size is 7,193 square feet.
Key Highlights
- Rare owner‑user opportunity to occupy 4,460 sq ft retail space with income from adjacent American Family Care Urgent Care (opening 2025).
- Located next door to Trader Joe's, benefiting from high customer traffic.
- Potential for 90% LTV SBA financing for qualified owner‑users.
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
$117,507
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
3.36%
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%
$2,350,140
$2.4M
Cap Rate 7%
$1,678,671
$1.7M
Cap Rate 9%
$1,305,633
$1.3M
Market Conditions
NOI Build-Up for 7,193 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
$179.5K $24.96/SF
− Vacancy
−$11.7K −$1.62/SF
EGI
$167.9K $23.34/SF
− OpEx
−$50.4K −$7.00/SF
NOI
$117.5K $16.34/SF
Area
Thousand Oaks, CA
Vacancy
6.50%
Lease Rate
$24.96 /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%
$2,350,140
Cap Rate 7%
$1,678,671
Cap Rate 9%
$1,305,633
Alternative Uses
Best Use
Retail
$1.68M
$1.47M – $1.96M
NOI $117,507 @ 7.0% cap · market cap 3.36%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.82M
$2.47M – $3.29M
NOI $197,294 @ 7.0% cap · market cap 5.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
538
Businesses Nearby
46k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 91%
Shops & Services 9%
Trader Joe's
Groceries
41,822 visits/mo
0.0 miles
76
Shops & Services
4,106 visits/mo
0.1 miles
Demographics for 91360, CA
43,046
Population
15,631
Households
2.8
Avg Household Size
44
Median Age
44%
College-Educated
92%
High-School Grad
15.4 sq mi
ZIP Area
2,795
Density / Sq Mi
$116,729
Median Household Income
$51,132
Median Earnings
$2,412
Median Rent
$887,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Rare retail pad for sale with future rental income.
Where is this retail space located?
The property is located at 475 E Avenida De Los Arboles Thousand Oaks, CA.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Rare owner‑user opportunity to occupy **4,460 sq ft retail space** with income from adjacent American Family Care Urgent Care (opening 2025).; Located next door to Trader Joe's, benefiting from high customer traffic.; Potential for **90% LTV SBA financing** for qualified owner‑users.
