Commercial Property with Tenant in
For Sale
Contact for pricing
1143 E Main St, Stockton, CA
Commercial property for sale with existing tenant and lease.
Property Size1,574 SF
Lot Size0.12 Acres
Price / SF$285.90
Days on Market1697
Property Features for 1143 E Main St
General Information
Standard status
Active
Size
1,574 SF
Lot size
0.12 Acres
Property subtype
RETAIL
Listing Agency:
DC & Associates
(209) 372-3122
Listed By:
Jeff Dolen
(209) 665-5598
Source:
Moodyscre
Added: Jan 21, 2022
Changed: Aug 16
Last Checked: Sep 13 at 9:22AM
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 DC & Associates
Investment Insights
Based on property information with market context.
This commercial property offers an opportunity to collect rent for the next 3 years, as the tenant has an existing lease with 3 years remaining, paying $2500.00 per month. The property is situated on a busy corner lot and includes its own parking area. It is located blocks away from the freeway, downtown Stockton, restaurants, and shops, providing great exposure. The property size is 1574 square feet.
Key Highlights
- Existing tenant provides immediate rental income of $2500/month with 3 years remaining on lease.
- Located on a busy corner lot offering high visibility.
- Includes dedicated parking upfront.
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
$18,900
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
4.20%
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%
$378,000
$378.0K
Cap Rate 7%
$270,000
$270.0K
Cap Rate 9%
$210,000
$210.0K
Market Conditions
NOI Build-Up for 1,574 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
$28.3K $18.00/SF
− Vacancy
−$1.3K −$0.85/SF
EGI
$27.0K $17.15/SF
− OpEx
−$8.1K −$5.15/SF
NOI
$18.9K $12.01/SF
Area
Stockton, CA
Vacancy
4.70%
Lease Rate
$18.00 /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%
$378,000
Cap Rate 7%
$270,000
Cap Rate 9%
$210,000
Alternative Uses
Best Use
Retail
$270.0K
$236.3K – $315.0K
NOI $18,900 @ 7.0% cap · market cap 4.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$425.6K
$372.4K – $496.6K
NOI $29,795 @ 7.0% cap · market cap 6.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
2,017
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial property for sale with existing tenant and lease.
Where is this storefront property located?
The property is located at 1143 E Main St Stockton, CA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Existing tenant provides immediate rental income of $2500/month with 3 years remaining on lease.; Located on a busy corner lot offering **high visibility**.; Includes **dedicated parking upfront**.
