Convenience Store with Bar and
For Sale
$650,000
17608 Stateline Road, Tulelake, CA 96134
Commercial Sale, Tulelake, CA
Property Size6,084 SF
Lot Size2.00 Acres
Price / SF$106.84
Days on Market352
Property Features for 17608 Stateline Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Parking features
Parking Lot
Patio and Porch features
Porch
Exterior features
Courtyard
Directions
From Merrill go right on Main or Malone, left on Stateline, corner of Stateline and Hill
Standard status
Active
APN
001-510-010
Size
6,084 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
4078
Utilities
Sewer type
Septic Tank
Heating system
Pellet Stove
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Well
Building Details
Year built
1935
Floors in Building
1
Number of units
1
Flooring type
Hardwood, Laminate
Building materials
Frame
Roof type
Metal
Additional Structures
Storage
Listing Agency:
Fisher Nicholson Realty, LLC
(541) 884-1717
Listed By:
Evonne Woods-Quesada · License #201226309
(541) 678-0847
Added: Sep 12, 2025
Changed: Aug 28
Last Checked: Aug 29 at 6:06AM
MLS# 220209147
Copyright © 2026 Oregon Data Share. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 6,084-square-foot commercial property combines a convenience store, bar, and restaurant in a frame building constructed in 1935. The improvements include hardwood and laminate flooring, a metal roof, pellet-stove heating, window and wall/window unit cooling, a parking lot, courtyard, and porch. Water is supplied by a well, with septic-tank sewer service.
The property occupies 2 acres at 17608 Stateline Road in Tulelake, California, near the Oregon-California stateline. The adjoining trailer park includes 2 manufactured homes and 8 rented spaces, adding a residential component to the retail and hospitality uses. The combination of operating areas and on-site rental spaces provides a varied commercial configuration within one property.
The property occupies 2 acres at 17608 Stateline Road in Tulelake, California, near the Oregon-California stateline. The adjoining trailer park includes 2 manufactured homes and 8 rented spaces, adding a residential component to the retail and hospitality uses. The combination of operating areas and on-site rental spaces provides a varied commercial configuration within one property.
Key Highlights
- 6,084‑square‑foot frame commercial building constructed in 1935
- Convenience store, bar, and restaurant occupy the property
- Adjoining trailer park includes 2 manufactured homes and 8 rented spaces
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
Lease Details
Yes
Paved road access
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
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Established commercial property combining convenience retail, food service, bar operations, and an 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: 6,084‑square‑foot frame commercial building constructed in 1935; Convenience store, bar, and restaurant occupy the property; Adjoining trailer park includes 2 manufactured homes and 8 rented spaces
