Historic Mixed-Use Development
For Sale
$1,250,000
233 E Acacia Street, Stockton, CA 95202
Historic clubhouse and contiguous parcels support residential, commercial, office, recreational, and community-oriented development concepts.
Property Size7,000 SF
Price / SF$178.57
Days on Market525
Property Features for 233 E Acacia Street
General Information
Standard status
Active
Size
7,000 SF
Property subtype
Mixed Use
Amenities
A/C - Other
3
Commercial, a variety of uses possible.
Building Details
Year Built
1912
Listing Agency:
7477747
Listed By:
Cantaloupi Realtors
7477747
Source:
Xome
Added: Mar 24, 2025
Changed: Aug 30
Last Checked: Aug 30 at 1:50PM
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 Cantaloupi Realtors
Investment Insights
Based on property information with market context.
This mixed-use development property combines the Philomathean Club clubhouse with seven additional contiguous lots totaling approximately one acre. Built in 1912, the historic clubhouse is currently used as an event venue and contributes an existing architectural and operational component to the site. The property size is listed as 7,000, with air conditioning noted among the interior features.
Potential zoning-supported directions include multifamily housing, mixed-use development, offices, retail, hospitality, schools, training programs, churches, fitness facilities, and cultural uses. Residential concepts identified in the property information include apartments, townhomes, and senior residences with up to 50 units. The site also offers access to Highway 99 and I-5. City of Stockton review is recommended for zoning details and permitting requirements.
Potential zoning-supported directions include multifamily housing, mixed-use development, offices, retail, hospitality, schools, training programs, churches, fitness facilities, and cultural uses. Residential concepts identified in the property information include apartments, townhomes, and senior residences with up to 50 units. The site also offers access to Highway 99 and I-5. City of Stockton review is recommended for zoning details and permitting requirements.
Key Highlights
- Approximately one acre across the clubhouse site and seven additional contiguous lots
- Historic Philomathean Club clubhouse built in 1912
- Currently operating as an event venue
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
$87,885
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
7.03%
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%
$1,757,700
$1.8M
Cap Rate 7%
$1,255,500
$1.3M
Cap Rate 9%
$976,500
$976.5K
Market Conditions
NOI Build-Up for 7,000 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
$151.2K $21.60/SF
− Vacancy
−$10.6K −$1.51/SF
EGI
$140.6K $20.09/SF
− OpEx
−$52.7K −$7.53/SF
NOI
$87.9K $12.56/SF
Area
Stockton, CA
Vacancy
7.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$1,757,700
Cap Rate 7%
$1,255,500
Cap Rate 9%
$976,500
Alternative Uses
Best Use
Mixed Use
$1.26M
$1.10M – $1.46M
NOI $87,885 @ 7.0% cap · market cap 7.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.89M
$1.66M – $2.21M
NOI $132,508 @ 7.0% cap · market cap 10.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,247
Businesses Nearby
Explore this area
Business Placement
Demographics for 95202, CA
6,949
Population
3,999
Households
1.7
Avg Household Size
38
Median Age
17%
College-Educated
70%
High-School Grad
1.1 sq mi
ZIP Area
6,317
Density / Sq Mi
$23,954
Median Household Income
$31,879
Median Earnings
$864
Median Rent
$322,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Historic clubhouse and contiguous parcels support residential, commercial, office, recreational, and community-oriented development concepts.
Where is this mixed-use property located?
The property is located at 233 E Acacia Street Stockton, CA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Approximately one acre across the clubhouse site and seven additional contiguous lots; Historic Philomathean Club clubhouse built in 1912; Currently operating as an event venue
