Grocery Retail Opportunity in
For Sale
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1588-1616 E March Ln, Stockton, CA
Large retail space suitable for grocery business in Stockton, CA.
Property Size49,330 SF
Lot Size9.71 Acres
Price / SF$144.94
Days on Market584
Property Features for 1588-1616 E March Ln
General Information
Standard status
Active
Size
49,330 SF
Lot size
9.71 Acres
Property subtype
RETAIL
Listing Agency:
First Commercial Real Estate and Advisory Services
(209) 461-6400
Listed By:
Andy Le · License #02110117
(337) 852-1040
Source:
Moodyscre
Added: Jan 29, 2025
Changed: Sep 3
Last Checked: Sep 4 at 3:28PM
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 First Commercial Real Estate and Advisory Services
Investment Insights
Based on property information with market context.
Located at 1616 E March Lane in Stockton, CA, this property offers a prominent location previously occupied by grocery retailers such as S-Mart Foods and Cocos Food International Market. Constructed in 1990, the expansive space encompasses approximately 49,330 square feet on a 4.05-acre lot. The property is suitable for an owner-user looking to establish or expand their grocery business. The layout and ample parking are designed to support large-scale operations. Its General Commercial zoning provides versatility for a modern grocery store setup.
Key Highlights
- Expansive 49,330 sq ft space on a 4.05‑acre lot, ideal for large‑scale operations.
- High‑visibility location on E March Lane, previously occupied by successful grocery retailers.
- Ample parking designed to support a high‑volume grocery business.
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
$634,655
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
8.88%
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%
$12,693,100
$12.7M
Cap Rate 7%
$9,066,500
$9.1M
Cap Rate 9%
$7,051,722
$7.1M
Market Conditions
NOI Build-Up for 49,330 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
$887.9K $18.00/SF
− Vacancy
−$41.7K −$0.85/SF
EGI
$846.2K $17.15/SF
− OpEx
−$211.6K −$4.29/SF
NOI
$634.7K $12.87/SF
Area
Stockton, CA
Vacancy
4.70%
Lease Rate
$18.00 /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%
$12,693,100
Cap Rate 7%
$9,066,500
Cap Rate 9%
$7,051,722
Alternative Uses
Best Use
Specialty Retail
$9.07M
$7.93M – $10.58M
NOI $634,655 @ 7.0% cap · market cap 8.88%
Second Best
Retail
$8.46M
$7.40M – $9.87M
NOI $592,345 @ 7.0% cap · market cap 8.28%
Theoretical Best
Office A
$13.34M
$11.67M – $15.56M
NOI $933,800 @ 7.0% cap · market cap 13.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
644
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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
- Calaveras Square — 1019 E March Ln, Stockton, CA 95210
- Cocos Food — 1616 E March Ln, Stockton, CA 95210
- Cocos Food International Market — 1616 E March Ln, Stockton, CA 95210
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Large retail space suitable for grocery business in Stockton, CA.
Where is this grocery and convenience store located?
The property is located at 1588-1616 E March Ln Stockton, CA.
What is the asking price?
The asking price for this property is $7,150,000.
What are key features of this property?
This property features: Expansive 49,330 sq ft space on a 4.05‑acre lot, ideal for large‑scale operations.; High‑visibility location on E March Lane, previously occupied by successful grocery retailers.; Ample parking designed to support a high‑volume grocery business.
