Retail Store Near Lake
For Sale
$500,000
1006 W Graham Avenue, Lake Elsinore, CA 92530
Standalone retail store with active Beer & Wine license for sale.
Property Size2,632 SF
Price / SF$189.97
Days on Market156
Property Features for 1006 W Graham Avenue
General Information
Standard status
Active
Size
2,632 SF
Property subtype
Retail
Amenities
Central Air
3
Building Details
Year Built
1971
Listing Agency:
Lifetime Realty Inc
(714) 363-3888
Listed By:
Adel Hamad · License #01937543
Source:
Xome
Added: Mar 21
Changed: Aug 23
Last Checked: Jul 28 at 2:55AM
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 Lifetime Realty Inc
Investment Insights
Based on property information with market context.
This standalone retail property presents a commercial opportunity in a high-visibility location. The property features an established convenience store business with an active Beer & Wine license. Situated near a main road, the location benefits from consistent foot traffic and accessibility. Notably, it is the closest retail store to Lake Elsinore’s public beach and the lake’s main launching ramp. Located near Old Town Lake Elsinore and a short distance from Lake Elsinore State Beach, the property attracts both local and tourist customers. This location offers exposure, foot traffic, and community engagement.
Key Highlights
- Closest retail store to Lake Elsinore’s public beach and main launching ramp.
- Established convenience store business with active Beer & Wine license.
- High‑visibility, standalone retail building.
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
$37,726
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
7.55%
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%
$754,520
$754.5K
Cap Rate 7%
$538,943
$538.9K
Cap Rate 9%
$419,178
$419.2K
Market Conditions
NOI Build-Up for 2,632 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
$56.9K $21.60/SF
− Vacancy
−$3.0K −$1.12/SF
EGI
$53.9K $20.48/SF
− OpEx
−$16.2K −$6.14/SF
NOI
$37.7K $14.33/SF
Area
Riverside County, CA
Vacancy
5.20%
Lease Rate
$21.60 /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%
$754,520
Cap Rate 7%
$538,943
Cap Rate 9%
$419,178
Alternative Uses
Best Use
Retail
$538.9K
$471.6K – $628.8K
NOI $37,726 @ 7.0% cap · market cap 7.55%
Second Best
Specialty Retail
$474.1K
$414.8K – $553.1K
NOI $33,187 @ 7.0% cap · market cap 6.64%
Theoretical Best
Office A
$788.5K
$689.9K – $919.9K
NOI $55,195 @ 7.0% cap · market cap 11.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
477
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 92530, CA
59,098
Population
18,502
Households
3.2
Avg Household Size
34
Median Age
17%
College-Educated
80%
High-School Grad
77.1 sq mi
ZIP Area
767
Density / Sq Mi
$84,799
Median Household Income
$41,138
Median Earnings
$1,705
Median Rent
$467,400
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?
Grocery and convenience store - Standalone retail store with active Beer & Wine license for sale.
Where is this grocery and convenience store located?
The property is located at 1006 W Graham Avenue Lake Elsinore, CA.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Closest retail store to Lake Elsinore’s public beach and main launching ramp.; Established convenience store business with active Beer & Wine license.; High‑visibility, standalone retail building.
