Prime Pacific Avenue Retail/Office
For Sale
Contact for pricing
1325 Pacific Ave, Santa Cruz, CA 95060
Rare opportunity to own a building on Pacific Avenue.
Property Size5,044 SF
Price / SF$554.12
Days on Market648
Property Features for 1325 Pacific Ave
General Information
Standard status
Active
Size
5,044 SF
Class
C
Total Parking Spaces
4
Property subtype
Retail
Zoning
CBD
Occupancy
100%
Lease Type
Gross
Building Details
Year Built
1930
Year Renovated
1973
Buildings
2
Stories
1
Units
6
Tenancy
Multi
Listing Agency:
Cushman & Wakefield Monterey
Listed By:
Reuben Helick · License #CA 01171272
Source:
Crexi
Added: Nov 13, 2024
Changed: Aug 12
Last Checked: Aug 22 at 12:17PM
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 Cushman & Wakefield Monterey
Investment Insights
Based on property information with market context.
This property, available for the first time in 100 years, is situated in a prime location on Pacific Avenue. It features a retail section facing Pacific Avenue and office/storage space facing Commerce Lane, with an enclosed courtyard in the middle. A public parking garage is located behind the property. This property is suitable for an owner-occupant specializing in retail or an investor. The property's location in downtown Santa Cruz benefits from over 1300 new housing units being built and leased, a destination tourist attraction, and the nearby UCSC student population. Amazon rents 40,000 SF of office space at the Cooper House, and Looker, owned by Google, is located in the Rittenhouse Building. Kaiser Permanente occupies over 20,000 SF in the Cooper House. Several national retailers are in proximity, including URBN, Trader Joes, Verizon, and the Gap. The property has a size of 5044 square feet.
Key Highlights
- Prime Pacific Avenue location in downtown Santa Cruz.
- Rare opportunity: Buildings in this area seldom come to market.
- Ideal for owner‑occupant (retail) or investor.
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
$201,891
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
7.22%
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%
$4,037,820
$4.0M
Cap Rate 7%
$2,884,157
$2.9M
Cap Rate 9%
$2,243,233
$2.2M
Market Conditions
NOI Build-Up for 5,044 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
$302.6K $60.00/SF
− Vacancy
−$14.2K −$2.82/SF
EGI
$288.4K $57.18/SF
− OpEx
−$86.5K −$17.15/SF
NOI
$201.9K $40.03/SF
Area
Santa Cruz County, CA
Vacancy
4.70%
Lease Rate
$60.00 /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%
$4,037,820
Cap Rate 7%
$2,884,157
Cap Rate 9%
$2,243,233
Alternative Uses
Best Use
Retail
$2.88M
$2.52M – $3.36M
NOI $201,891 @ 7.0% cap · market cap 7.22%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,140
Businesses Nearby
162k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 33%
Dining 28%
Shops & Services 23%
Apparel 10%
Trader Joe's
Groceries
53,820 visits/mo
0.2 miles
Jack in the Box
Dining
20,100 visits/mo
0.5 miles
Starbucks
Dining
17,002 visits/mo
0.5 miles
Wells Fargo
Shops & Services
9,361 visits/mo
0.2 miles
7-Eleven
Shops & Services
9,326 visits/mo
0.4 miles
Demographics for 95060, CA
47,931
Population
20,181
Households
2.4
Avg Household Size
39
Median Age
55%
College-Educated
94%
High-School Grad
54.5 sq mi
ZIP Area
879
Density / Sq Mi
$106,040
Median Household Income
$46,231
Median Earnings
$2,356
Median Rent
$1,189,300
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Rare opportunity to own a building on Pacific Avenue.
Where is this retail space located?
The property is located at 1325 Pacific Ave Santa Cruz, CA.
What is the asking price?
The asking price for this property is $2,795,000.
What are key features of this property?
This property features: Prime Pacific Avenue location in downtown Santa Cruz.; Rare opportunity: Buildings in this area seldom come to market.; Ideal for owner‑occupant (retail) or investor.
