Remodeled Retail
For Sale
$699,999
1804 Country Club Boulevard, Stockton, CA 95204
Food-service improvements accompany an upstairs residential unit with three bedrooms and two bathrooms.
Property Size3,496 SF
Price / SF$200.23
Days on Market278
Property Features for 1804 Country Club Boulevard
General Information
Standard status
Active
Size
3,496 SF
Property subtype
Retail
Amenities
Central Air
C-O
Public.
Building Details
Year Built
1956
Listing Agency:
Reliance Real Estate, Inc
3514071
Listed By:
Nisar Khan · License #01776156
3514071
Source:
Xome
Added: Nov 26, 2025
Changed: Aug 30
Last Checked: Aug 30 at 6:02PM
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 Reliance Real Estate, Inc
Investment Insights
Based on property information with market context.
This 3,496-square-foot retail storefront, built in 1956, has been substantially updated for continued commercial use. Improvements include a walk-in cooler and freezer, new flooring, LED lighting, fresh interior paint, and a new roof. The building also contains a deli setup with a commercial hood, three-compartment sink, upgraded plumbing, and grease traps. Central air is included.
An upstairs residential component adds a three-bedroom, two-bath unit to the property. The combination of retail space, food-service infrastructure, and residential area creates a flexible storefront configuration at 1804 Country Club Boulevard in Stockton, California.
An upstairs residential component adds a three-bedroom, two-bath unit to the property. The combination of retail space, food-service infrastructure, and residential area creates a flexible storefront configuration at 1804 Country Club Boulevard in Stockton, California.
Key Highlights
- 3,496 SF retail storefront built in 1956
- Upstairs 3‑bedroom, 2‑bath residential unit
- Walk‑in cooler and freezer included
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
$44,978
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
6.43%
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%
$899,560
$899.6K
Cap Rate 7%
$642,543
$642.5K
Cap Rate 9%
$499,756
$499.8K
Market Conditions
NOI Build-Up for 3,496 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
$62.9K $18.00/SF
− Vacancy
−$3.0K −$0.85/SF
EGI
$60.0K $17.15/SF
− OpEx
−$15.0K −$4.29/SF
NOI
$45.0K $12.87/SF
Area
Stockton, CA
Vacancy
4.70%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$899,560
Cap Rate 7%
$642,543
Cap Rate 9%
$499,756
Alternative Uses
Best Use
Specialty Retail
$642.5K
$562.2K – $749.6K
NOI $44,978 @ 7.0% cap · market cap 6.43%
Second Best
Mixed Use
$627.0K
$548.7K – $731.5K
NOI $43,892 @ 7.0% cap · market cap 6.27%
Theoretical Best
Office A
$945.4K
$827.2K – $1.10M
NOI $66,178 @ 7.0% cap · market cap 9.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
370
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95204, CA
30,719
Population
12,354
Households
2.5
Avg Household Size
37
Median Age
20%
College-Educated
84%
High-School Grad
5.3 sq mi
ZIP Area
5,796
Density / Sq Mi
$71,792
Median Household Income
$42,361
Median Earnings
$1,381
Median Rent
$358,300
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?
Storefront property - Food-service improvements accompany an upstairs residential unit with three bedrooms and two bathrooms.
Where is this storefront property located?
The property is located at 1804 Country Club Boulevard Stockton, CA.
What is the asking price?
The asking price for this property is $699,999.
What are key features of this property?
This property features: 3,496 SF retail storefront built in 1956; Upstairs 3‑bedroom, 2‑bath residential unit; Walk‑in cooler and freezer included
