Listing Agency: NextHome Central Coast Show Phone

Listed By: Christopher Cucchiara · License #02023880,PersonLicenseNumber Show Phone

Added: Aug 13 Changed: Aug 28 Last Checked: Aug 31 at 3:06AM

Report an Issue

MLS# PI26014395

Copyright © 2026 NextHome, 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 three-level mixed-use property provides approximately 3,000 square feet on each level, including a partially finished basement, an open primary floor, and an upper level currently configured as a large office. Remodeling and seismic improvements were completed between 2011 and 2012. The primary floor includes two ADA-approved bathrooms, acoustic sound panels, two mezzanines, a retained ticket booth, and a wine-barrel open bar. One mezzanine contains a sound studio, while the other includes one-bedroom, one-bath apartment-style quarters.

The upper level features original wood paneling and exposed brick, with a layout that may be reconfigured into separate living areas subject to county approval. A backyard adds outdoor space for gatherings and may offer potential for an ADU or additional owner-occupied living space, also subject to county approval. The property is located on the main road in downtown Guadalupe at 910 Guadalupe, Guadalupe, CA 93434.

Key Highlights

• Three levels, each approximately 3,000 sqft
• Remodeling and seismic improvements completed between 2011 and 2012
• Primary floor includes two ADA‑approved bathrooms and acoustic sound panels

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

$160,558

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

8.68%

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%

$3,211,160 $3.2M

Cap Rate 7%

$2,293,686 $2.3M

Cap Rate 9%

$1,783,978 $1.8M

Market Conditions

NOI Build-Up for 9,000 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

$237.6K $26.40/SF

− Vacancy

−$23.5K −$2.61/SF

EGI

$214.1K $23.79/SF

− OpEx

−$53.5K −$5.95/SF

NOI

$160.6K $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%

$3,211,160

Cap Rate 7%

$2,293,686

Cap Rate 9%

$1,783,978

Alternative Uses

Best Use

Office B

$2.29M

$2.01M – $2.68M (±1% cap)

NOI $160,558 @ 7.0% cap · market cap 8.68%

Second Best

Mixed Use

$909.8K

$796.1K – $1.06M (±1% cap)

NOI $63,684 @ 7.0% cap · market cap 3.44%

Theoretical Best

Multifamily LT 5

$2.82M

$2.47M – $3.30M (±1% cap)

NOI $197,731 @ 7.0% cap · market cap 10.69%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Office Units

Suggested Use

Top Pick Real Estate Agency Law Firm Dental Office Hair Salon Kitchen & Bath Showroom Catering Service

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

1

Residential units

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

182

Businesses Nearby

Explore this area Business Placement

Demographics for 93434, CA

8,120

Population

2,296

Households

3.5

Avg Household Size

30

Median Age

12%

College-Educated

57%

High-School Grad

22.8 sq mi

ZIP Area

356

Density / Sq Mi

$71,351

Median Household Income

$34,727

Median Earnings

$1,674

Median Rent

$454,200

Median Home Value

Market

Vacancy Rate% for Office in West region

11% 2019

14.1% 2020

15.5% 2021

17.2% 2022

19.9% 2023

21% 2024

20.8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Mixed-use property - Remodeled downtown property with office, open event, residential, and flexible commercial areas.

Where is this mixed-use property located?

The property is located at 910 Guadalupe Guadalupe, CA.

What is the asking price?

The asking price for this property is $1,850,000.

What are key features of this property?

This property features: Three levels, each approximately 3,000 sqft; Remodeling and seismic improvements completed between 2011 and 2012; Primary floor includes two ADA‑approved bathrooms and acoustic sound panels