Retail Space with
For Sale
$648,000
107 Pacheco Boulevard, Los Banos, CA 93635
Rebuilt commercial building with covered patio, dedicated parking, and prior food-service use.
Property Size1,250 SF
Lot Size0.23 Acres
Price / SF$518.40
Days on Market519
Property Features for 107 Pacheco Boulevard
General Information
Standard status
Active
Size
1,250 SF
Total Parking Spaces
11
Lot size
0.23 Acres
Property subtype
Retail
Additional Details
Drive-Thru
Yes
Amenities
covered patio area
Central Air, Window Air Conditioning, Wall Air Conditioning
3
Highway Commercial (H-C)
Public.
Building Details
Year Built
2014
Year Renovated
2014
Listing Agency:
T. Kaljian Real Estate
8268864
Listed By:
Jarrett Sagouspe · License #01731872
7697562
Source:
Xome
Added: Apr 2, 2025
Changed: Sep 2
Last Checked: Sep 1 at 4:43PM
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 T. Kaljian Real Estate
Investment Insights
Based on property information with market context.
This approximately 1,250 Sq Ft retail property occupies a 10,152 Sq Ft lot and was completely rebuilt in 2014. The site includes a drive-through, covered patio suitable for dining or events, 11 parking spots, and an oversized grease trap. The property previously operated with restaurant and ice cream shop uses, while recent asphalt and striping work supports the current site layout.
Positioned along Hwy 152 in the southside of Los Banos, the property offers 109ft of frontage and exposure from the highway. The exterior classification is Highway Commercial (H-C), and the building includes air-conditioning systems identified as central, window, and wall units.
Positioned along Hwy 152 in the southside of Los Banos, the property offers 109ft of frontage and exposure from the highway. The exterior classification is Highway Commercial (H-C), and the building includes air-conditioning systems identified as central, window, and wall units.
Key Highlights
- Approximately 1,250 Sq Ft building on a 10,152 Sq Ft lot
- Drive‑through and covered patio area
- 11 parking spots with recently asphalted and striped site
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
$18,974
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
2.93%
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%
$379,480
$379.5K
Cap Rate 7%
$271,057
$271.1K
Cap Rate 9%
$210,822
$210.8K
Market Conditions
NOI Build-Up for 1,250 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
$27.0K $21.60/SF
− Vacancy
−$1.7K −$1.36/SF
EGI
$25.3K $20.24/SF
− OpEx
−$6.3K −$5.06/SF
NOI
$19.0K $15.18/SF
Area
Merced County, CA
Vacancy
6.30%
Lease Rate
$21.60 /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%
$379,480
Cap Rate 7%
$271,057
Cap Rate 9%
$210,822
Alternative Uses
Best Use
Specialty Retail
$271.1K
$237.2K – $316.2K
NOI $18,974 @ 7.0% cap · market cap 2.93%
Second Best
Retail
$36.5K
$32.0K – $42.6K
NOI $2,558 @ 7.0% cap · market cap 0.39%
Theoretical Best
Healthcare Medical
$275.8K
$241.3K – $321.8K
NOI $19,305 @ 7.0% cap · market cap 2.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
995
Businesses Nearby
Explore this area
Business Placement
Demographics for 93635, CA
48,510
Population
14,835
Households
3.3
Avg Household Size
32
Median Age
13%
College-Educated
71%
High-School Grad
390.7 sq mi
ZIP Area
124
Density / Sq Mi
$70,666
Median Household Income
$38,237
Median Earnings
$1,505
Median Rent
$423,900
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 - Rebuilt commercial building with covered patio, dedicated parking, and prior food-service use.
Where is this retail space located?
The property is located at 107 Pacheco Boulevard Los Banos, CA.
What is the asking price?
The asking price for this property is $648,000.
What are key features of this property?
This property features: Approximately 1,250 Sq Ft building on a 10,152 Sq Ft lot; Drive‑through and covered patio area; 11 parking spots with recently asphalted and striped site
