Renovated Two-Unit Mixed-Use
For Sale
$199,000
5897 Pony Express Trail, Pollock Pines, CA 95726
CPO-zoned property configured for flexible office-oriented use across two units.
Property Size1,344 SF
Days on Market24
Property Features for 5897 Pony Express Trail
General Information
Standard status
Active
Size
1,344 SF
Property subtype
Office
Zoning
CPO
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
2
Building Details
Building Size
1,344 SF
Year Built
1988
Construction
stucco exterior, tile roof
Listing Agency:
Town & Country R. E. Brokers
(916) 247-4700
Listed By:
George Popescu · License #01222747
Source:
Teamnavigate
Added: Jul 30
Changed: Aug 17
Last Checked: Aug 22 at 11:43AM
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 Town & Country R. E. Brokers
Investment Insights
Based on property information with market context.
This mixed-use property is arranged as two units within a fully renovated building. The improvements include a stucco exterior and tile roof, while five electrical meters support the current configuration. The property was originally built in 1988 and has been updated throughout the interior and exterior.
Current zoning is CPO - Professional Office. The layout may accommodate a combined live-work concept, conversion to mixed use or multi-residential use, or separate occupancy of the two units, subject to applicable approvals. The property also offers exposure along a main road and is located near HWY-50.
Current zoning is CPO - Professional Office. The layout may accommodate a combined live-work concept, conversion to mixed use or multi-residential use, or separate occupancy of the two units, subject to applicable approvals. The property also offers exposure along a main road and is located near HWY-50.
Key Highlights
- Two‑unit configuration with potential for live‑work, mixed‑use, or multi‑residential conversion
- CPO - Professional Office zoning
- Fully renovated from the interior through the exterior
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
$13,910
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
6.99%
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%
$278,200
$278.2K
Cap Rate 7%
$198,714
$198.7K
Cap Rate 9%
$154,556
$154.6K
Market Conditions
NOI Build-Up for 1,344 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
$24.2K $18.00/SF
− Vacancy
−$1.9K −$1.44/SF
EGI
$22.3K $16.56/SF
− OpEx
−$8.3K −$6.21/SF
NOI
$13.9K $10.35/SF
Area
El Dorado County, CA
Vacancy
8.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$278,200
Cap Rate 7%
$198,714
Cap Rate 9%
$154,556
Alternative Uses
Best Use
Office B
$315.5K
$276.1K – $368.1K
NOI $22,087 @ 7.0% cap · market cap 11.10%
Second Best
Mixed Use
$198.7K
$173.9K – $231.8K
NOI $13,910 @ 7.0% cap · market cap 6.99%
Theoretical Best
Specialty Retail
$480.5K
$420.4K – $560.6K
NOI $33,635 @ 7.0% cap · market cap 16.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
106
Businesses Nearby
Explore this area
Business Placement
Demographics for 95726, CA
8,985
Population
4,586
Households
2
Avg Household Size
49
Median Age
23%
College-Educated
92%
High-School Grad
143.0 sq mi
ZIP Area
63
Density / Sq Mi
$95,125
Median Household Income
$62,371
Median Earnings
$1,099
Median Rent
$401,200
Median Home Value
Market
Vacancy Rate% for Office 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?
Mixed-use property - CPO-zoned property configured for flexible office-oriented use across two units.
Where is this mixed-use property located?
The property is located at 5897 Pony Express Trail Pollock Pines, CA.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Two‑unit configuration with potential for live‑work, mixed‑use, or multi‑residential conversion; CPO - Professional Office zoning; Fully renovated from the interior through the exterior
