Established Meat Market
For Sale
$799,000
6982 N Winton Way, Winton, CA 95388
Turnkey meat market with multiple income streams for sale.
Property Size3,800 SF
Lot Size0.15 Acres
Days on Market139
Property Features for 6982 N Winton Way
General Information
Standard status
Active
Size
3,800 SF
Lot size
0.15 Acres
Property subtype
Commercial
Building Details
Building Size
3,800 SF
Listing Agency:
Homesmart PV & Associates
(209) 261-7021
Listed By:
Guillermo Bravo
(209) 261-7021
Source:
Elliman
Added: Mar 24
Changed: Aug 8
Last Checked: Aug 9 at 10:59AM
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 Homesmart PV & Associates
Investment Insights
Based on property information with market context.
This is a turnkey opportunity to own a well-established and thriving meat market with multiple income streams. The business features a full-service carnicería offering high-quality cuts of meat, a popular hot food and dinner buffet, and a fully stocked grocery section catering to the local community. The operation has built a loyal customer base over the years and is known for its consistent quality, great service, and authentic offerings. The property and business are being sold together, providing long-term stability and excellent investment potential. The location offers high visibility with steady foot traffic, ample space, and room for continued growth. This is suitable for an owner-operator or investor looking to step into a profitable, established operation.
Key Highlights
- Turnkey, established meat market with multiple income streams.
- Includes both the real estate and the successful business operation.
- High‑visibility location with steady foot traffic.
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
$57,682
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
7.22%
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%
$1,153,640
$1.2M
Cap Rate 7%
$824,029
$824.0K
Cap Rate 9%
$640,911
$640.9K
Market Conditions
NOI Build-Up for 3,800 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
$82.1K $21.60/SF
− Vacancy
−$5.2K −$1.36/SF
EGI
$76.9K $20.24/SF
− OpEx
−$19.2K −$5.06/SF
NOI
$57.7K $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%
$1,153,640
Cap Rate 7%
$824,029
Cap Rate 9%
$640,911
Alternative Uses
Best Use
Specialty Retail
$824.0K
$721.0K – $961.4K
NOI $57,682 @ 7.0% cap · market cap 7.22%
Second Best
Retail
$111.1K
$97.2K – $129.6K
NOI $7,776 @ 7.0% cap · market cap 0.97%
Theoretical Best
Healthcare Medical
$838.4K
$733.6K – $978.1K
NOI $58,687 @ 7.0% cap · market cap 7.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
225
Businesses Nearby
23k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
13,002 visits/mo
0.2 miles
Marathon Petroleum
Shops & Services
6,779 visits/mo
0.2 miles
AutoZone
Shops & Services
3,139 visits/mo
0.5 miles
Demographics for 95388, CA
13,878
Population
3,957
Households
3.5
Avg Household Size
30
Median Age
7%
College-Educated
63%
High-School Grad
37.7 sq mi
ZIP Area
368
Density / Sq Mi
$60,762
Median Household Income
$35,741
Median Earnings
$1,108
Median Rent
$307,900
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?
Grocery and convenience store - Turnkey meat market with multiple income streams for sale.
Where is this grocery and convenience store located?
The property is located at 6982 N Winton Way Winton, CA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Turnkey, established meat market with multiple income streams.; Includes both the real estate and the successful business operation.; High‑visibility location with steady foot traffic.
