100% Leased Retail Strip
For Sale
Contact for pricing
10530 Twin Cities Road, Galt, CA 95632
Multi-tenant retail strip center with established tenant mix anchored by Grocery Outlet, Dollar Tree, and Tractor Supply.
Property Size13,412 SF
Price / SF$463.76
Days on Market96
Property Features for 10530 Twin Cities Road
General Information
Standard status
Active
Size
13,412 SF
Class
A
Property subtype
Retail
Zoning
C - Commercial
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$404,266
Building Details
Year Built
2009
Buildings
2
Stories
1
Units
8
Tenancy
Multi
Listing Agency:
Cushman & Wakefield - Sacramento, California
Listed By:
Rick Ryan · License #CA 01440204
(916) 633-0501
Source:
Crexi
Added: Jun 2
Changed: Aug 31
Last Checked: Sep 4 at 9:44PM
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 - Sacramento, California
Investment Insights
Based on property information with market context.
Carillion Corners is a 13,412 SF, multi-tenant retail strip center presented for sale as a 100% leased property. The center features eight total tenants and a 4.4-year weighted average lease term (WALT), providing an in-place operating profile for a new owner.
The property fronts Twin Cities Road and is located just east of Highway 99. It is shadow anchored by Grocery Outlet (new/scheduled to open September 2026), Dollar Tree, and Tractor Supply, and it sits near larger centers on Twin Cities Road anchored by Walmart and Raley’s. The center also benefits from nearby recent residential development, with Lennar adding approximately 226 new homes directly behind the property.
For investors and retail buyers seeking an occupied strip center with a defined tenant base, Carillion Corners offers a current leasing structure supported by established surrounding retail anchors. Market context provided with the offering notes retail vacancy of 2.8% in the submarket, down 0.6% over the past year, along with average household income exceeding $126,000 within five miles.
The property fronts Twin Cities Road and is located just east of Highway 99. It is shadow anchored by Grocery Outlet (new/scheduled to open September 2026), Dollar Tree, and Tractor Supply, and it sits near larger centers on Twin Cities Road anchored by Walmart and Raley’s. The center also benefits from nearby recent residential development, with Lennar adding approximately 226 new homes directly behind the property.
For investors and retail buyers seeking an occupied strip center with a defined tenant base, Carillion Corners offers a current leasing structure supported by established surrounding retail anchors. Market context provided with the offering notes retail vacancy of 2.8% in the submarket, down 0.6% over the past year, along with average household income exceeding $126,000 within five miles.
Key Highlights
- 100% leased 13,412 SF multi‑tenant retail strip center in Galt, CA
- Eight total tenants with a 4.4‑year WALT
- Built in 2009
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
$174,602
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
2.81%
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%
$3,492,040
$3.5M
Cap Rate 7%
$2,494,314
$2.5M
Cap Rate 9%
$1,940,022
$1.9M
Market Conditions
NOI Build-Up for 13,412 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
$263.9K $19.68/SF
− Vacancy
−$14.5K −$1.08/SF
EGI
$249.4K $18.60/SF
− OpEx
−$74.8K −$5.58/SF
NOI
$174.6K $13.02/SF
Area
Sacramento County, CA
Vacancy
5.50%
Lease Rate
$19.68 /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%
$3,492,040
Cap Rate 7%
$2,494,314
Cap Rate 9%
$1,940,022
Alternative Uses
Best Use
Retail
$2.49M
$2.18M – $2.91M
NOI $174,602 @ 7.0% cap · market cap 2.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.57M
$3.13M – $4.17M
NOI $250,111 @ 7.0% cap · market cap 4.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
196
Businesses Nearby
Explore this area
Business Placement
Demographics for 95632, CA
31,470
Population
10,521
Households
3
Avg Household Size
37
Median Age
22%
College-Educated
83%
High-School Grad
113.3 sq mi
ZIP Area
278
Density / Sq Mi
$90,933
Median Household Income
$40,428
Median Earnings
$1,490
Median Rent
$487,500
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?
Strip mall - Multi-tenant retail strip center with established tenant mix anchored by Grocery Outlet, Dollar Tree, and Tractor Supply.
Where is this strip mall located?
The property is located at 10530 Twin Cities Road Galt, CA.
What is the asking price?
The asking price for this property is $6,220,000.
What are key features of this property?
This property features: 100% leased 13,412 SF multi‑tenant retail strip center in Galt, CA; Eight total tenants with a 4.4‑year WALT; Built in 2009
