Downtown Retail Building on
For Sale
$550,000
159 W Yosemite Avenue, Manteca, CA 95336
Freestanding commercial building in a high-traffic downtown location.
Property Size2,988 SF
Lot Size0.07 Acres
Price / SF$184.07
Days on Market376
Property Features for 159 W Yosemite Avenue
General Information
Standard status
Active
Size
2,988 SF
Lot size
0.07 Acres
Property subtype
Commercial
Amenities
Flat Roof
Listing Agency:
EXIT REALTY CONSULTANTS
5545252
Listed By:
RENEE LEDBETTER · License #01488931
Source:
Corcoran
Added: Aug 13, 2025
Changed: Aug 18
Last Checked: Aug 23 at 6:23AM
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 EXIT REALTY CONSULTANTS
Investment Insights
Based on property information with market context.
This freestanding commercial building is located along a high-traffic corridor in downtown Manteca. Currently operating as a retail store, the property offers excellent street visibility and an open, versatile floor plan. The space, totaling 2988 square feet, includes one restroom. The flexible zoning allows for a wide range of uses, including boutique retail, professional offices, salons, creative studios, or even mixed-use concepts. This centrally located property is suitable for both owner-operators and investors looking to establish a business in a vibrant, walkable area or expand an investment portfolio.
Key Highlights
- Prime downtown location with high‑traffic corridor and excellent street visibility.
- Versatile, open floor plan suitable for various business types (retail, office, salon, studio, mixed‑use).
- Flexible zoning allows for a wide range of uses.
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
$33,884
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
6.16%
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%
$677,680
$677.7K
Cap Rate 7%
$484,057
$484.1K
Cap Rate 9%
$376,489
$376.5K
Market Conditions
NOI Build-Up for 2,988 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
$53.8K $18.00/SF
− Vacancy
−$5.4K −$1.80/SF
EGI
$48.4K $16.20/SF
− OpEx
−$14.5K −$4.86/SF
NOI
$33.9K $11.34/SF
Area
San Joaquin County, CA
Vacancy
10.00%
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%
$677,680
Cap Rate 7%
$484,057
Cap Rate 9%
$376,489
Alternative Uses
Best Use
Retail
$484.1K
$423.6K – $564.7K
NOI $33,884 @ 7.0% cap · market cap 6.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$656.2K
$574.2K – $765.5K
NOI $45,932 @ 7.0% cap · market cap 8.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,095
Businesses Nearby
Explore this area
Business Placement
Demographics for 95336, CA
47,281
Population
16,889
Households
2.8
Avg Household Size
39
Median Age
16%
College-Educated
85%
High-School Grad
38.3 sq mi
ZIP Area
1,234
Density / Sq Mi
$86,411
Median Household Income
$45,653
Median Earnings
$1,774
Median Rent
$522,800
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 - Freestanding commercial building in a high-traffic downtown location.
Where is this retail space located?
The property is located at 159 W Yosemite Avenue Manteca, CA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Prime downtown location with high‑traffic corridor and excellent street visibility.; Versatile, open floor plan suitable for various business types (retail, office, salon, studio, mixed‑use).; Flexible zoning allows for a wide range of uses.
