Commercial Condo in Hawkins
For Sale
$899,000
9955 El Camino Real, Atascadero, CA 93422
Freestanding commercial condo in Atascadero's Hawkins Plaza for sale.
Property Size2,870 SF
Lot Size0.07 Acres
Days on Market165
Property Features for 9955 El Camino Real
General Information
Standard status
Active
Size
2,870 SF
Lot size
0.07 Acres
Property subtype
Commercial
Building Details
Building Size
2,870 SF
Year Built
1993
Listing Agency:
ACADEME REAL ESTATE
(805) 461-9111
Listed By:
Linda Hamilton · License #01112747
(805) 461-9111
Source:
Elliman
Added: Mar 11
Changed: Aug 22
Last Checked: Aug 22 at 10:17AM
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 ACADEME REAL ESTATE
Investment Insights
Based on property information with market context.
A freestanding commercial condo building located in Hawkins Plaza in Atascadero is available. The building is currently leased to two businesses and features a permitted partition. The layout includes a front counter, two bathrooms, one of which has a shower, an office area, and two storerooms. The property benefits from natural light. The Plaza provides ample parking and has frontage on El Camino Real.
Key Highlights
- Freestanding commercial condo building.
- Leased to two businesses with permitted partition.
- Located in Hawkins Plaza with El Camino Real frontage.
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
$46,625
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
5.19%
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%
$932,500
$932.5K
Cap Rate 7%
$666,071
$666.1K
Cap Rate 9%
$518,056
$518.1K
Market Conditions
NOI Build-Up for 2,870 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
$68.9K $24.00/SF
− Vacancy
−$2.3K −$0.79/SF
EGI
$66.6K $23.21/SF
− OpEx
−$20.0K −$6.96/SF
NOI
$46.6K $16.25/SF
Area
San Luis Obispo County, CA
Vacancy
3.30%
Lease Rate
$24.00 /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%
$932,500
Cap Rate 7%
$666,071
Cap Rate 9%
$518,056
Alternative Uses
Best Use
Retail
$666.1K
$582.8K – $777.1K
NOI $46,625 @ 7.0% cap · market cap 5.19%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.13M
$987.6K – $1.32M
NOI $79,011 @ 7.0% cap · market cap 8.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
432
Businesses Nearby
51k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 61%
Home Improvements & Furnishings 27%
Dining 11%
Hotels & Casinos 2%
Marathon
Shops & Services
14,124 visits/mo
0.3 miles
Miner's Ace Hardware
Home Improvements & Furnishings
13,613 visits/mo
0.4 miles
Shell
Shops & Services
8,853 visits/mo
0.1 miles
Chevron
Shops & Services
5,842 visits/mo
0.2 miles
Mountain Mike's Pizza
Dining
5,581 visits/mo
0.5 miles
Demographics for 93422, CA
33,041
Population
13,702
Households
2.4
Avg Household Size
42
Median Age
31%
College-Educated
93%
High-School Grad
68.8 sq mi
ZIP Area
480
Density / Sq Mi
$89,916
Median Household Income
$46,939
Median Earnings
$1,841
Median Rent
$692,100
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
- Novedades La Bella — 9965 El Camino Real SUITE E, Atascadero, CA 93422
- By Request — 9473 El Camino Real, Atascadero, CA 93422
- Jamie Jespersen's Flowers — 9479 El Camino Real, Atascadero, CA 93422
Frequently Asked Questions
What type of property is this?
Storefront property - Freestanding commercial condo in Atascadero's Hawkins Plaza for sale.
Where is this storefront property located?
The property is located at 9955 El Camino Real Atascadero, CA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Freestanding commercial condo building.; Leased to two businesses with permitted partition.; Located in Hawkins Plaza with El Camino Real frontage.
