Mixed-Use Property with Multiple
For Sale
$1,000,000
1816 S El Dorado St, Stockton, CA 95206
Two homes and a commercial building combine residential and business space on one parcel.
Property Size5,400 SF
Lot Size0.33 Acres
Price / SF$185.19
Days on Market54
Property Features for 1816 S El Dorado St
General Information
Standard status
Active
Size
5,400 SF
Lot size
0.33 Acres
Property subtype
Commercial
Units
Unit Mix
3 x 2BR/1BA
Multifamily Units
3
Building Details
Year Built
1918
Buildings
3
Tenancy
Multi
Listing Agency:
PMZ Real Estate
Listed By:
Jaskaran S. Kandola · License #01978118
(209) 761-1395
Source:
Homesofgreatersacramento
Added: Jul 31
Changed: Sep 21
Last Checked: Sep 21 at 2:28PM
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 PMZ Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property includes two detached single-family homes, each with two bedrooms and one bathroom, along with a commercial building containing two ground-floor commercial units. The commercial building also includes an upstairs apartment with two bedrooms and one bathroom. The property measures 5,400 square feet and sits on a 14,291-square-foot lot.
One of the homes is occupied under a month-to-month tenancy, while the other residential spaces and commercial units are vacant. Recent improvements to the commercial building include a new roof, a central heating system in the larger unit, and mini-split systems serving the smaller unit. The combination of detached residences, commercial suites, and an additional apartment creates a varied layout for continued rental use or owner occupancy.
One of the homes is occupied under a month-to-month tenancy, while the other residential spaces and commercial units are vacant. Recent improvements to the commercial building include a new roof, a central heating system in the larger unit, and mini-split systems serving the smaller unit. The combination of detached residences, commercial suites, and an additional apartment creates a varied layout for continued rental use or owner occupancy.
Key Highlights
- 14,291‑square‑foot lot with 5,400 square feet of property improvements
- Two detached 2‑bedroom, 1‑bathroom single‑family homes
- Commercial building with two ground‑floor 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
$66,376
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
6.64%
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%
$1,327,520
$1.3M
Cap Rate 7%
$948,229
$948.2K
Cap Rate 9%
$737,511
$737.5K
Market Conditions
NOI Build-Up for 5,400 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
$125.7K $23.28/SF
− Vacancy
−$5.0K −$0.93/SF
EGI
$120.7K $22.35/SF
− OpEx
−$54.3K −$10.06/SF
NOI
$66.4K $12.29/SF
Area
ZIP 95206
Vacancy
4.00%
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%
$1,327,520
Cap Rate 7%
$948,229
Cap Rate 9%
$737,511
Alternative Uses
Best Use
Apartment 5plus
$948.2K
$829.7K – $1.11M
NOI $66,376 @ 7.0% cap · market cap 6.64%
Second Best
Mixed Use
$833.1K
$729.0K – $972.0K
NOI $58,320 @ 7.0% cap · market cap 5.83%
Theoretical Best
Warehouse
$1.16M
$1.02M – $1.35M
NOI $81,210 @ 7.0% cap · market cap 8.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
525
Businesses Nearby
Explore this area
Business Placement
Demographics for 95206, CA
69,350
Population
18,792
Households
3.7
Avg Household Size
31
Median Age
11%
College-Educated
67%
High-School Grad
133.2 sq mi
ZIP Area
521
Density / Sq Mi
$79,751
Median Household Income
$37,346
Median Earnings
$1,546
Median Rent
$388,500
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?
Mixed-use property - Two homes and a commercial building combine residential and business space on one parcel.
Where is this mixed-use property located?
The property is located at 1816 S El Dorado St Stockton, CA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 14,291‑square‑foot lot with 5,400 square feet of property improvements; Two detached 2‑bedroom, 1‑bathroom single‑family homes; Commercial building with two ground‑floor units
