Mixed-Use Investment
For Sale
Contact for pricing
1711 E Pacheco Blvd, Los Banos, CA 93635
Mixed-use property with residential income and restaurant space.
Property Size6,887 SF
Price / SF$210.54
Days on Market151
Property Features for 1711 E Pacheco Blvd
General Information
Standard status
Active
Size
6,887 SF
Property subtype
Hospitality, Mixed Use, Multifamily
Zoning
H-c
Investment Type
Owner/User
Building Details
Year Built
1953
Buildings
5
Stories
1
Units
7
Listing Agency:
T. Kaljian Real Estate
(209) 826-8864
Listed By:
Thomas Kaljian · License #00528796
Source:
Crexi
Added: Mar 17
Changed: Aug 14
Last Checked: Aug 14 at 6:05AM
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 T. Kaljian Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property presents an investment opportunity with residential income and a standalone restaurant space. The property is situated in a highly accessible area near the highway. It features income-producing residential units and a commercial restaurant building that offers potential for renovation or redevelopment. The restaurant space requires significant improvements, presenting an opportunity for an investor or owner-operator to revitalize the space. With existing residential income and upside potential, this property is positioned for sale. The property encompasses a total area of 6,887 square feet. This property must be purchased with adjacent property 1725 E Pacheco Blvd.
Key Highlights
- Mixed‑use property with both residential and commercial (restaurant) income potential.
- Located in a highly accessible area near the highway.
- Existing income‑producing residential units.
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
$83,772
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
5.78%
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%
$1,675,440
$1.7M
Cap Rate 7%
$1,196,743
$1.2M
Cap Rate 9%
$930,800
$930.8K
Market Conditions
NOI Build-Up for 6,887 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
$160.3K $23.28/SF
− Vacancy
−$8.0K −$1.16/SF
EGI
$152.3K $22.12/SF
− OpEx
−$68.5K −$9.95/SF
NOI
$83.8K $12.16/SF
Area
Merced County, CA
Vacancy
5.00%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$1,675,440
Cap Rate 7%
$1,196,743
Cap Rate 9%
$930,800
Alternative Uses
Best Use
Apartment 5plus
$1.20M
$1.05M – $1.40M
NOI $83,772 @ 7.0% cap · market cap 5.78%
Second Best
Mixed Use
$691.4K
$605.0K – $806.6K
NOI $48,398 @ 7.0% cap · market cap 3.34%
Theoretical Best
Healthcare Medical
$1.52M
$1.33M – $1.77M
NOI $106,363 @ 7.0% cap · market cap 7.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
413
Businesses Nearby
Explore this area
Business Placement
Demographics for 93635, CA
48,510
Population
14,835
Households
3.3
Avg Household Size
32
Median Age
13%
College-Educated
71%
High-School Grad
390.7 sq mi
ZIP Area
124
Density / Sq Mi
$70,666
Median Household Income
$38,237
Median Earnings
$1,505
Median Rent
$423,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with residential income and restaurant space.
Where is this mixed-use property located?
The property is located at 1711 E Pacheco Blvd Los Banos, CA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Mixed‑use property with both residential and commercial (restaurant) income potential.; Located in a highly accessible area near the highway.; Existing income‑producing residential units.
