Carpinteria Office with Ocean
For Sale
Contact for pricing
6398 Cindy Ln, Carpinteria, CA 93013
19,063 SF Carpinteria office building with ocean and mountain views.
Property Size19,063 SF
Lot Size1.00 Acre
Price / SF$261.50
Days on Market162
Property Features for 6398 Cindy Ln
General Information
Standard status
Active
Size
19,063 SF
Lot size
1.00 Acre
Property subtype
Industrial, Office
Listing Agency:
Real Investments
(805) 985-1000
Listed By:
Michael H. Hernandez · License #01269596
Source:
Crexi
Added: Mar 3
Changed: Aug 8
Last Checked: Aug 12 at 12:55PM
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 Real Investments
Investment Insights
Based on property information with market context.
Located in Carpinteria, the property at 6398 Cindy Lane offers approximately 19,063 square feet on approximately 1 acre. The two-story office building features elevator access and a versatile duplex configuration. It is located near the Pacific Ocean, offering ocean and mountain views. The property includes approximately 57 on-site parking spaces. The location provides access to dining, retail shops, and recreational facilities. The building is accessible via major highways and public transportation. The property is currently income-producing, with a strong lease in place until 2028. The tenant may be open to a buyout. The property includes a kitchen and dining area. The exterior features landscaping. The property includes a dedicated space for showcasing a car collection or personal retreat. Sellers are open to considering exchanges for real property of equal or greater value located in Ventura or Santa Barbara County. Acceptable property types include residential, commercial, industrial, income-producing, or vacant land.
Key Highlights
- Significantly under replacement cost: Listed at $4,985,000, offering substantial savings.
- Breathtaking ocean and mountain views create an inspiring environment.
- Strong lease in place until 2028, providing immediate income; tenant may be open to a buyout.
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
$340,080
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
6.82%
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%
$6,801,600
$6.8M
Cap Rate 7%
$4,858,286
$4.9M
Cap Rate 9%
$3,778,667
$3.8M
Market Conditions
NOI Build-Up for 19,063 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
$503.3K $26.40/SF
− Vacancy
−$49.8K −$2.61/SF
EGI
$453.4K $23.79/SF
− OpEx
−$113.4K −$5.95/SF
NOI
$340.1K $17.84/SF
Area
Santa Barbara County, CA
Vacancy
9.90%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
25.00%
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%
$6,801,600
Cap Rate 7%
$4,858,286
Cap Rate 9%
$3,778,667
Alternative Uses
Best Use
Office B
$4.86M
$4.25M – $5.67M
NOI $340,080 @ 7.0% cap · market cap 6.82%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$5.98M
$5.24M – $6.98M
NOI $418,816 @ 7.0% cap · market cap 8.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
164
Businesses Nearby
Explore this area
Business Placement
Demographics for 93013, CA
16,299
Population
7,640
Households
2.1
Avg Household Size
45
Median Age
46%
College-Educated
87%
High-School Grad
41.4 sq mi
ZIP Area
394
Density / Sq Mi
$115,633
Median Household Income
$49,017
Median Earnings
$2,331
Median Rent
$1,074,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - 19,063 SF Carpinteria office building with ocean and mountain views.
Where is this office building located?
The property is located at 6398 Cindy Ln Carpinteria, CA.
What is the asking price?
The asking price for this property is $4,985,000.
What are key features of this property?
This property features: Significantly under replacement cost: Listed at $4,985,000, offering substantial savings.; Breathtaking ocean and mountain views create an inspiring environment.; Strong lease in place until 2028, providing immediate income; tenant may be open to a buyout.
