Grocery and Convenience Store
For Sale
$650,000
17608 Stateline Road, Tulelake, CA 96134
Commercial-zoned holding with an operating store, dining service, bar, and adjoining manufactured-home community.
Property Size6,084 SF
Days on Market353
Property Features for 17608 Stateline Road
General Information
Standard status
Active
Size
6,084 SF
Property subtype
Commercial
Zoning
Commercial
Taxes and HOA fees
Annual Taxes
$4,077
Building Details
Building Size
6,084 SF
Year Built
1935
Stories
1
Units
1
Listing Agency:
Fisher Nicholson Realty, LLC
(541) 678-0847
Listed By:
Evonne Woods-Quesada · License #201226309
(541) 678-0847
Source:
Allprofessionalsre
Added: Sep 12, 2025
Changed: Aug 30
Last Checked: Aug 30 at 12:38AM
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 Fisher Nicholson Realty, LLC
Investment Insights
Based on property information with market context.
Located at 17608 Stateline Road in Tulelake, California, this commercial property combines a grocery and convenience store with restaurant and bar operations. The improvements date to 1935 and include an adjoining trailer park with 2 manufactured homes and 8 rented spaces.
The property sits along the Oregon/California stateline and has road frontage supporting direct business exposure. Its configuration brings retail, food service, beverage service, and residential rental components together within one holding, with the site’s commercial zoning providing the stated land-use designation.
The property sits along the Oregon/California stateline and has road frontage supporting direct business exposure. Its configuration brings retail, food service, beverage service, and residential rental components together within one holding, with the site’s commercial zoning providing the stated land-use designation.
Key Highlights
- Operating grocery and convenience store with restaurant and bar components
- Adjoining trailer park includes 2 manufactured homes
- 8 rented spaces within the adjoining trailer park
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
$57,340
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
8.82%
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%
$1,146,800
$1.1M
Cap Rate 7%
$819,143
$819.1K
Cap Rate 9%
$637,111
$637.1K
Market Conditions
NOI Build-Up for 6,084 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
$87.6K $14.40/SF
− Vacancy
−$5.7K −$0.94/SF
EGI
$81.9K $13.46/SF
− OpEx
−$24.6K −$4.04/SF
NOI
$57.3K $9.42/SF
Area
Siskiyou County, CA
Vacancy
6.50%
Lease Rate
$14.40 /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%
$1,146,800
Cap Rate 7%
$819,143
Cap Rate 9%
$637,111
Alternative Uses
Best Use
Specialty Retail
$1.07M
$934.9K – $1.25M
NOI $74,791 @ 7.0% cap · market cap 11.51%
Second Best
Retail
$819.1K
$716.8K – $955.7K
NOI $57,340 @ 7.0% cap · market cap 8.82%
Theoretical Best
Office A
$1.79M
$1.57M – $2.09M
NOI $125,282 @ 7.0% cap · market cap 19.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 96134, CA
2,028
Population
1,031
Households
2
Avg Household Size
40
Median Age
18%
College-Educated
79%
High-School Grad
329.5 sq mi
ZIP Area
6
Density / Sq Mi
$47,609
Median Household Income
$34,853
Median Earnings
$718
Median Rent
$162,800
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Grocery and convenience store - Commercial-zoned holding with an operating store, dining service, bar, and adjoining manufactured-home community.
Where is this grocery and convenience store located?
The property is located at 17608 Stateline Road Tulelake, CA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Operating grocery and convenience store with restaurant and bar components; Adjoining trailer park includes 2 manufactured homes; 8 rented spaces within the adjoining trailer park
