Private-Yard
New
For Sale
$1,150,000
5260 Olmeda, Atascadero, CA 93422
Each residence has a separate entrance, fenced yard, and attached one-car garage with laundry hookups.
Property Size2,607 SF
Lot Size0.25 Acres
Days on Market5
Property Features for 5260 Olmeda
General Information
Standard status
Active
Size
2,607 SF
Total Parking Spaces
2
Lot size
0.25 Acres
Property subtype
Duplex
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
stainless steel appliances
breakfast bars
walk-in pantry
ceiling fans
covered patios
private fenced yards
mature fruit and shade trees
paved parking court
Building Details
Building Size
2,607 SF
Year Built
1988
Buildings
1
Construction
stucco
Listing Agency:
Modern Broker
Listed By:
Michelle Boghosian · License #01807879
(805) 779-4003
Source:
Homeandranchsir
Added: Sep 21
Changed: Sep 24
Last Checked: Sep 24 at 2:21PM
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 Modern Broker
Investment Insights
Based on property information with market context.
Built in 1988, this duplex contains two residences: one with three bedrooms and two bathrooms, and another with two bedrooms and two bathrooms. Each unit has its own entrance, fenced yard, and attached one-car garage with laundry hookups; the garages share the only wall between the residences. Interior features include stainless steel appliances, breakfast bars, a walk-in pantry, ceiling fans, and natural light. The property also has a Spanish tile roof, stucco exterior, covered patios, mature fruit and shade trees, and a paved parking court.
The property occupies more than a quarter acre in Atascadero. Downtown, the Sunken Gardens, Highway 101, shopping, and schools are nearby. Paso Robles wine country and the coast are also within driving distance.
The property occupies more than a quarter acre in Atascadero. Downtown, the Sunken Gardens, Highway 101, shopping, and schools are nearby. Paso Robles wine country and the coast are also within driving distance.
Key Highlights
- Two residences: one with 3 bedrooms and 2 bathrooms, the other with 2 bedrooms and 2 bathrooms
- Each unit has a private entrance, fenced yard, and attached one‑car garage with laundry hookups
- Only shared wall between the residences is between the garages
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence has a separate entrance, fenced yard, and attached one-car garage with laundry hookups.
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 residences: one with 3 bedrooms and 2 bathrooms, the other with 2 bedrooms and 2 bathrooms; Each unit has a private entrance, fenced yard, and attached one‑car garage with laundry hookups; Only shared wall between the residences is between the garages
