Retail Center Across From
For Sale
$1,400,000
183 Placerville Drive, Placerville, CA 95667
Updated retail property with long-term tenants and modernized HVAC, roof, fresh paint, and upgraded parking lot.
Property Size7,200 SF
Price / SF$194.44
Days on Market1394
Property Features for 183 Placerville Drive
General Information
Standard status
Active
Size
7,200 SF
Property subtype
Retail
Amenities
Central Air
3
Commercial General
33 Parking Spaces. Public.
irregular
Building Details
Year Built
1977
Listing Agency:
Listed By:
Team Real Estate
6206000
Source:
Xome
Added: Nov 11, 2022
Changed: Sep 1
Last Checked: Sep 5 at 4:53AM
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 Team Real Estate
Investment Insights
Based on property information with market context.
This updated retail property offers an easy-to-manage setup with long-term tenants and leases that include rollovers. The building is reported to be in excellent condition, with improvements that include updated HVAC units, a new roof, fresh paint, and a parking lot upgrade. There is also a large space that can support an owner/user or allow for an additional tenant, depending on how the space is configured.
The property is described as having high visibility and being located across from Raley’s, supporting strong day-to-day retail exposure.
For buyers seeking a retail investment with established tenancy and recent building and site improvements, this offering may also include owner carry, as noted in the remarks.
The property is described as having high visibility and being located across from Raley’s, supporting strong day-to-day retail exposure.
For buyers seeking a retail investment with established tenancy and recent building and site improvements, this offering may also include owner carry, as noted in the remarks.
Key Highlights
- Commercial General zoning retail building built in 1977
- Long‑term tenants in place with good leases and rollover potential
- Updated HVAC, updated roof, fresh paint, and upgraded parking lot
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
$102,441
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
7.32%
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%
$2,048,820
$2.0M
Cap Rate 7%
$1,463,443
$1.5M
Cap Rate 9%
$1,138,233
$1.1M
Market Conditions
NOI Build-Up for 7,200 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
$155.5K $21.60/SF
− Vacancy
−$9.2K −$1.27/SF
EGI
$146.3K $20.33/SF
− OpEx
−$43.9K −$6.10/SF
NOI
$102.4K $14.23/SF
Area
El Dorado County, CA
Vacancy
5.90%
Lease Rate
$21.60 /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%
$2,048,820
Cap Rate 7%
$1,463,443
Cap Rate 9%
$1,138,233
Alternative Uses
Best Use
Retail
$1.46M
$1.28M – $1.71M
NOI $102,441 @ 7.0% cap · market cap 7.32%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.57M
$2.25M – $3.00M
NOI $180,189 @ 7.0% cap · market cap 12.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
467
Businesses Nearby
Explore this area
Business Placement
Demographics for 95667, CA
37,283
Population
15,647
Households
2.4
Avg Household Size
50
Median Age
29%
College-Educated
93%
High-School Grad
169.1 sq mi
ZIP Area
220
Density / Sq Mi
$90,499
Median Household Income
$44,405
Median Earnings
$1,408
Median Rent
$527,900
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Updated retail property with long-term tenants and modernized HVAC, roof, fresh paint, and upgraded parking lot.
Where is this retail space located?
The property is located at 183 Placerville Drive Placerville, CA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Commercial General zoning retail building built in 1977; Long‑term tenants in place with good leases and rollover potential; Updated HVAC, updated roof, fresh paint, and upgraded parking lot
