Commercial Units in College
For Sale
$2,995,500
550 E Betteravia Rd, Santa Maria, CA 93454
Four commercial units in a high-traffic shopping center.
Property Size8,000 SF
Lot Size0.47 Acres
Days on Market164
Property Features for 550 E Betteravia Rd
General Information
Standard status
Active
Size
8,000 SF
Lot size
0.47 Acres
Property subtype
Commercial
Building Details
Building Size
8,000 SF
Listing Agency:
McCarty Davis Commercial Real Estate
(805) 543-1801
Listed By:
Stephen McCarty · License #01843738
(805) 543-1801
Source:
Elliman
Added: Mar 12
Changed: Aug 19
Last Checked: Aug 21 at 12:12PM
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 McCarty Davis Commercial Real Estate
Investment Insights
Based on property information with market context.
The property at 550 E. Betteravia Rd in Santa Maria comprises four highly visible commercial units. It is located within the College Square Shopping Center, which includes major tenants such as Panera Bread, Jamba Juice, and Starbucks, contributing to the center's high traffic. The location offers ease of access for customers and is in close proximity to US 101 and the Betteravia Rd intersection.
Key Highlights
- High visibility commercial units in a busy shopping center.
- Located within the College Square Shopping Center with major tenants like Panera Bread, Jamba Juice, and Starbucks.
- High traffic location due to popular co‑tenants.
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
$110,678
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
3.69%
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%
$2,213,560
$2.2M
Cap Rate 7%
$1,581,114
$1.6M
Cap Rate 9%
$1,229,756
$1.2M
Market Conditions
NOI Build-Up for 8,000 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
$172.8K $21.60/SF
− Vacancy
−$14.7K −$1.84/SF
EGI
$158.1K $19.76/SF
− OpEx
−$47.4K −$5.93/SF
NOI
$110.7K $13.83/SF
Area
Santa Maria, CA
Vacancy
8.50%
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%
$2,213,560
Cap Rate 7%
$1,581,114
Cap Rate 9%
$1,229,756
Alternative Uses
Best Use
Retail
$1.58M
$1.38M – $1.84M
NOI $110,678 @ 7.0% cap · market cap 3.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.70M
$2.37M – $3.15M
NOI $189,235 @ 7.0% cap · market cap 6.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,025
Businesses Nearby
1.2M
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 35%
Dining 26%
Home Improvements & Furnishings 11%
Apparel 10%
Costco Wholesale
Superstores
160,502 visits/mo
0.4 miles
Walmart
Superstores
129,240 visits/mo
0.4 miles
Target
Superstores
117,635 visits/mo
0.5 miles
Costco Gasoline
Shops & Services
73,377 visits/mo
0.3 miles
Raising Cane's Chicken Fingers
Dining
61,316 visits/mo
0.1 miles
Demographics for 93454, CA
40,994
Population
12,413
Households
3.3
Avg Household Size
33
Median Age
18%
College-Educated
74%
High-School Grad
418.3 sq mi
ZIP Area
98
Density / Sq Mi
$84,178
Median Household Income
$34,883
Median Earnings
$1,750
Median Rent
$477,600
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Santa Maria Commons — 2407 S Broadway, Santa Maria, CA 93454
- Coinstar Kiosk | Bitcoin ATM — Albertsons, 2320 S. Broadway, Santa Maria, CA 93454
- California DMV Now Kiosk — 2320 S Broadway, Santa Maria, CA 93454
- The Crossroads at Santa Maria — 2240 S Bradley Rd, Santa Maria, CA 93455
- Coinstar Kiosk | Bitcoin ATM — Save Mart, 2440 S Broadway, Santa Maria, CA 93454
Frequently Asked Questions
What type of property is this?
Shopping center - Four commercial units in a high-traffic shopping center.
Where is this shopping center located?
The property is located at 550 E Betteravia Rd Santa Maria, CA.
What is the asking price?
The asking price for this property is $2,995,500.
What are key features of this property?
This property features: High visibility commercial units in a busy shopping center.; Located within the College Square Shopping Center with major tenants like Panera Bread, Jamba Juice, and Starbucks.; High traffic location due to popular co‑tenants.
