Two-Unit Storefront
For Sale
$189,900
1607 Center, Dos Palos, CA 93620
One unit is rented, while the other is vacant for a new business use.
Property Size4,000 SF
Price / SF$47.48
Days on Market17
Property Features for 1607 Center
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Commercial
Building Details
Year Built
1920
Tenancy
Multi
Listing Agency:
Real Estate Connections
Listed By:
Karen Caygle · License #01250542
(209) 392-9500
Source:
Sacramentoareahouses
Added: Aug 20
Changed: Sep 4
Last Checked: Sep 2 at 3:39PM
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 Real Estate Connections
Investment Insights
Based on property information with market context.
This storefront property contains two units, providing a combination of existing occupancy and available space. One unit is currently rented, and the second unit is vacant for a new business or other supported commercial use.
Built in 1920, the property is located at 1607 Center Avenue in Dos Palos, California 93620. The two-unit configuration offers a straightforward commercial layout for an owner-user seeking space alongside an existing rental arrangement.
Built in 1920, the property is located at 1607 Center Avenue in Dos Palos, California 93620. The two-unit configuration offers a straightforward commercial layout for an owner-user seeking space alongside an existing rental arrangement.
Key Highlights
- Two‑unit storefront property
- One unit currently rented
- Second unit is vacant
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
$8,186
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
4.31%
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%
$163,720
$163.7K
Cap Rate 7%
$116,943
$116.9K
Cap Rate 9%
$90,956
$91.0K
Market Conditions
NOI Build-Up for 4,000 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
$12.5K $3.12/SF
− Vacancy
−$786 −$0.20/SF
EGI
$11.7K $2.92/SF
− OpEx
−$3.5K −$0.88/SF
NOI
$8.2K $2.05/SF
Area
Merced County, CA
Vacancy
6.30%
Lease Rate
$3.12 /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%
$163,720
Cap Rate 7%
$116,943
Cap Rate 9%
$90,956
Alternative Uses
Best Use
Retail
$116.9K
$102.3K – $136.4K
NOI $8,186 @ 7.0% cap · market cap 4.31%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$882.5K
$772.2K – $1.03M
NOI $61,776 @ 7.0% cap · market cap 32.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
266
Businesses Nearby
20k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 74%
Dining 26%
Circle K
Shops & Services
8,689 visits/mo
0.5 miles
Dollar Tree
Shops & Services
6,361 visits/mo
0.0 miles
Pizza Factory
Dining
2,653 visits/mo
0.1 miles
SUBWAY
Dining
2,604 visits/mo
0.1 miles
Demographics for 93620, CA
10,311
Population
3,490
Households
3
Avg Household Size
33
Median Age
11%
College-Educated
68%
High-School Grad
161.3 sq mi
ZIP Area
64
Density / Sq Mi
$49,890
Median Household Income
$34,818
Median Earnings
$1,081
Median Rent
$295,100
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.
Similar Off Market Nearby
- Trini's Flower's — 1561 Center Ave, Dos Palos, CA 93620
- The Flower Box by Hernandez Flowers — 2358 Blossom St, Dos Palos, CA 93620
Frequently Asked Questions
What type of property is this?
Storefront property - One unit is rented, while the other is vacant for a new business use.
Where is this storefront property located?
The property is located at 1607 Center Dos Palos, CA.
What is the asking price?
The asking price for this property is $189,900.
What are key features of this property?
This property features: Two‑unit storefront property; One unit currently rented; Second unit is vacant
