Private-Entry Duplex
New
For Sale
$1,150,000
5260 Olmeda, Atascadero, CA 93422
Atascadero, CA
Property Size2,607 SF
Lot Size0.27 Acres
Price / SF$441.12
Days on Market3
Property Features for 5260 Olmeda
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Bathroom 4, Laundry Room, Bedroom 1, Bathroom 1, Bathroom 3, Bedroom 4, Bedroom 3, Kitchen, Bedroom 5, Bathroom 2
Parking
6
Parking features
Garage, Driveway
Patio and Porch features
Patio, Porch
Interior features
Built-in Features, Ceiling Fan(s), Pantry, Open Floorplan, Granite Counters
Fireplace
1
Appliances
Microwave, Refrigerator, Range Hood, Dishwasher, Gas & Electric Range
Subdivision
ATNortheast(10)
Lot features
Sloped Down, 6-10 Units/ Acre
View
Hills
Elementary school district
Atascadero Unified
Middle school district
Atascadero Unified
High school district
Atascadero Unified
Directions
From El Camino Real, East on San Jacinto Ave, South on Olmeda, Duplex will be on the Right
Standard status
Active
APN
029311001
Size
2,607 SF
Lot size
0.27 Acres
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
covered patios
paved parking court
mature fruit and shade trees
Building Details
Year built
1988
Floors in Building
1
Number of units
2
Flooring type
Laminate, Carpet
Building materials
Stucco
Roof type
Tile
Listing Agency:
Modern Broker
(805) 773-4130
Listed By:
Michelle Boghosian · License #01807879
(805) 709-8899
Added: Sep 20
Changed: Sep 22
Last Checked: Sep 22 at 2:06PM
MLS# PI26205833
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,607-square-foot duplex contains two distinct residences: one with three bedrooms and two bathrooms, and another with two bedrooms and two bathrooms. Each unit has a separate entrance, private fenced yard, attached one-car garage with laundry hookups, and access to the paved parking court. The units share only the garage wall. Interior features include stainless steel appliances, breakfast bars, pantries, ceiling fans, natural light, and granite counters. The property also includes covered patios, a stucco exterior, Spanish tile roofing, mature fruit and shade trees, central air, forced-air heating, and a fireplace.
Set on a 0.2703-acre parcel, the property is located near downtown Atascadero, Sunken Gardens, Highway 101, shopping, and schools. Public water and public sewer serve the property, which was built in 1988.
Set on a 0.2703-acre parcel, the property is located near downtown Atascadero, Sunken Gardens, Highway 101, shopping, and schools. Public water and public sewer serve the property, which was built in 1988.
Key Highlights
- Two‑unit configuration with 3‑bedroom/2‑bath and 2‑bedroom/2‑bath residences
- Each unit includes a private entry, fenced yard, and attached one‑car garage
- 2,607 square feet on a 0.2703‑acre parcel
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
$54,513
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
4.74%
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%
$1,090,260
$1.1M
Cap Rate 7%
$778,757
$778.8K
Cap Rate 9%
$605,700
$605.7K
Market Conditions
NOI Build-Up for 2,607 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
$79.8K $30.60/SF
− Vacancy
−$1.9K −$0.73/SF
EGI
$77.9K $29.87/SF
− OpEx
−$23.4K −$8.96/SF
NOI
$54.5K $20.91/SF
Area
San Luis Obispo County, CA
Vacancy
2.38%
Lease Rate
$30.60 /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%
$1,090,260
Cap Rate 7%
$778,757
Cap Rate 9%
$605,700
Alternative Uses
Best Use
Multifamily LT 5
$778.8K
$681.4K – $908.6K
NOI $54,513 @ 7.0% cap · market cap 4.74%
Second Best
Apartment 5plus
$719.0K
$629.1K – $838.8K
NOI $50,328 @ 7.0% cap · market cap 4.38%
Theoretical Best
Healthcare Medical
$1.03M
$897.1K – $1.20M
NOI $71,771 @ 7.0% cap · market cap 6.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
908
Businesses Nearby
Explore this area
Business Placement
Demographics for 93422, CA
33,041
Population
13,702
Households
2.4
Avg Household Size
42
Median Age
31%
College-Educated
93%
High-School Grad
68.8 sq mi
ZIP Area
480
Density / Sq Mi
$89,916
Median Household Income
$46,939
Median Earnings
$1,841
Median Rent
$692,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two well-separated residences offer private outdoor areas, attached garages, and comfortable layouts for occupants or extended household use.
Where is this duplex located?
The property is located at 5260 Olmeda Atascadero, CA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Two‑unit configuration with 3‑bedroom/2‑bath and 2‑bedroom/2‑bath residences; Each unit includes a private entry, fenced yard, and attached one‑car garage; 2,607 square feet on a 0.2703‑acre parcel
