Shopping Center with High
For Sale
$16,671,000
5151 W Goshen Ave, Visalia, CA 93921
Shopping center with 98.46% current occupancy across 20 suites and 21 total tenants.
Property Size84,500 SF
Lot Size9.35 Acres
Price / SF$197.29
Days on Market48
Property Features for 5151 W Goshen Ave
General Information
Standard status
Active
Size
84,500 SF
Lot size
9.35 Acres
Property subtype
Commercial
Occupancy
98%
Lease Term
±2.2 YRS
Net Operating Income
$1,127,238
Building Details
Building Size
84,500 SF
Tenancy
Multi
Listed By:
Matt LoPiccolo · License #01835052 (CA)
(858) 289-3957
Source:
Matthews
Added: Jul 29
Changed: Sep 7
Last Checked: Sep 14 at 5:12AM
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 Matt LoPiccolo
Investment Insights
Based on property information with market context.
This shopping center offers 84,500 square feet of gross leasable area with a mix of 21 total tenants operating across 20 suites. The property is currently 98.46% occupied, providing a predominantly leased environment for a new owner.
The property sits on 9.35 acres of land, supporting the overall retail center footprint. With a high occupancy level and an established tenant count, it may appeal to buyers looking for a stabilized retail platform within a multi-suite configuration.
For planning and operations, the center’s suite-based layout and current occupancy profile provide a straightforward basis for underwriting and tenant-level coordination.
The property sits on 9.35 acres of land, supporting the overall retail center footprint. With a high occupancy level and an established tenant count, it may appeal to buyers looking for a stabilized retail platform within a multi-suite configuration.
For planning and operations, the center’s suite-based layout and current occupancy profile provide a straightforward basis for underwriting and tenant-level coordination.
Key Highlights
- 84,500 SF gross leasable area
- 98.46% current occupancy
- 9.35 acres land area
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
$1,206,092
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
7.23%
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%
$24,121,840
$24.1M
Cap Rate 7%
$17,229,886
$17.2M
Cap Rate 9%
$13,401,022
$13.4M
Market Conditions
NOI Build-Up for 84,500 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
$1.83M $21.60/SF
− Vacancy
−$102.2K −$1.21/SF
EGI
$1.72M $20.39/SF
− OpEx
−$516.9K −$6.12/SF
NOI
$1.21M $14.27/SF
Area
Visalia, CA
Vacancy
5.60%
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%
$24,121,840
Cap Rate 7%
$17,229,886
Cap Rate 9%
$13,401,022
Alternative Uses
Best Use
Retail
$17.23M
$15.08M – $20.10M
NOI $1,206,092 @ 7.0% cap · market cap 7.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$23.15M
$20.25M – $27.01M
NOI $1,620,372 @ 7.0% cap · market cap 9.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
234
Businesses Nearby
97k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 42%
Groceries 32%
Shops & Services 26%
Save Mart
Groceries
31,341 visits/mo
0.1 miles
McDonald's
Dining
19,952 visits/mo
0.1 miles
Chase Bank
Shops & Services
10,039 visits/mo
0.1 miles
Starbucks
Dining
8,331 visits/mo
0.1 miles
The UPS Store
Shops & Services
8,247 visits/mo
0.2 miles
Demographics for 93921, CA
2,956
Population
2,910
Households
1
Avg Household Size
63
Median Age
75%
College-Educated
100%
High-School Grad
1.0 sq mi
ZIP Area
2,956
Density / Sq Mi
$87,457
Median Household Income
$48,214
Median Earnings
$2,980
Median Rent
$2,000,001
Median Home Value
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?
Shopping center - Shopping center with 98.46% current occupancy across 20 suites and 21 total tenants.
Where is this shopping center located?
The property is located at 5151 W Goshen Ave Visalia, CA.
What is the asking price?
The asking price for this property is $16,671,000.
What are key features of this property?
This property features: 84,500 SF gross leasable area; 98.46% current occupancy; 9.35 acres land area
