Versatile Retail Showroom
For Sale
$1,295,000
2405 El Dorado Street, Stockton, CA 95204
Retail property with an open layout and street frontage, featuring fresh paint, new flooring, and built-in desks with shelving.
Property Size8,302 SF
Price / SF$155.99
Days on Market608
Property Features for 2405 El Dorado Street
General Information
Standard status
Active
Size
8,302 SF
Property subtype
Retail
Amenities
Central Air
3
Commercial
Public.
Building Details
Year Built
1968
Listing Agency:
9449444
Listed By:
Werner Properties
6081120
Source:
Xome
Added: Jan 5, 2025
Changed: Sep 1
Last Checked: Sep 4 at 3:36AM
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 Werner Properties
Investment Insights
Based on property information with market context.
This versatile retail property is ready for your business and features an open floor plan designed for flexibility. The space includes updates such as fresh paint and new flooring, along with built-in desks with shelving. Updated landscaping is also noted, supporting a polished presentation for customers and visitors.
Located at 2405 N El Dorado Street in Stockton, the property offers street frontage and is described as benefiting from both steady vehicle and foot traffic, supported by a central location.
The open layout is positioned to accommodate multiple concepts, including showroom, office, garage, or specialty retail, depending on the operational needs of the next tenant or owner.
Located at 2405 N El Dorado Street in Stockton, the property offers street frontage and is described as benefiting from both steady vehicle and foot traffic, supported by a central location.
The open layout is positioned to accommodate multiple concepts, including showroom, office, garage, or specialty retail, depending on the operational needs of the next tenant or owner.
Key Highlights
- Commercial retail property (zoning: Commercial) built in 1968
- Open floor plan with flexibility for showroom, office, garage, or specialty retail use
- Central air cooling and heating (system described as "3")
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
$99,689
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
7.70%
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%
$1,993,780
$2.0M
Cap Rate 7%
$1,424,129
$1.4M
Cap Rate 9%
$1,107,656
$1.1M
Market Conditions
NOI Build-Up for 8,302 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
$149.4K $18.00/SF
− Vacancy
−$7.0K −$0.85/SF
EGI
$142.4K $17.15/SF
− OpEx
−$42.7K −$5.15/SF
NOI
$99.7K $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%
$1,993,780
Cap Rate 7%
$1,424,129
Cap Rate 9%
$1,107,656
Alternative Uses
Best Use
Retail
$1.42M
$1.25M – $1.66M
NOI $99,689 @ 7.0% cap · market cap 7.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.25M
$1.96M – $2.62M
NOI $157,154 @ 7.0% cap · market cap 12.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,819
Businesses Nearby
Explore this area
Business Placement
Demographics for 95204, CA
30,719
Population
12,354
Households
2.5
Avg Household Size
37
Median Age
20%
College-Educated
84%
High-School Grad
5.3 sq mi
ZIP Area
5,796
Density / Sq Mi
$71,792
Median Household Income
$42,361
Median Earnings
$1,381
Median Rent
$358,300
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 - Retail property with an open layout and street frontage, featuring fresh paint, new flooring, and built-in desks with shelving.
Where is this retail space located?
The property is located at 2405 El Dorado Street Stockton, CA.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Commercial retail property (zoning: Commercial) built in 1968; Open floor plan with flexibility for showroom, office, garage, or specialty retail use; Central air cooling and heating (system described as "3")
