Corner Storefront
For Sale
$325,000
1834 Marguerite St, Dos Palos, CA 93620
Open commercial layout in a downtown corner setting.
Property Size5,000 SF
Price / SF$65
Days on Market317
Property Features for 1834 Marguerite St
General Information
Standard status
Active
Size
5,000 SF
Property subtype
Commercial
Additional Details
Corner Location
Yes
Listing Agency:
Westhill Real Estate
(209) 392-2171
Listed By:
Brenda G. Edmondson · License #01791525
Source:
Thecentralvalleyhomesearch
Added: Oct 17, 2025
Changed: Aug 29
Last Checked: Aug 29 at 10:38AM
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 Westhill Real Estate
Investment Insights
Based on property information with market context.
This storefront property is configured as a large open commercial building, offering a straightforward base for retail or other storefront-oriented use. The property is positioned on a corner in downtown Dos Palos at 1834 Marguerite St.
Key Highlights
- Large open commercial building
- Corner positioning in downtown Dos Palos
- Storefront property classification
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
$10,232
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
3.15%
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%
$204,640
$204.6K
Cap Rate 7%
$146,171
$146.2K
Cap Rate 9%
$113,689
$113.7K
Market Conditions
NOI Build-Up for 5,000 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
$15.6K $3.12/SF
− Vacancy
−$983 −$0.20/SF
EGI
$14.6K $2.92/SF
− OpEx
−$4.4K −$0.88/SF
NOI
$10.2K $2.05/SF
Area
Merced County, CA
Vacancy
6.30%
Lease Rate
$3.12 /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%
$204,640
Cap Rate 7%
$146,171
Cap Rate 9%
$113,689
Alternative Uses
Best Use
Retail
$146.2K
$127.9K – $170.5K
NOI $10,232 @ 7.0% cap · market cap 3.15%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.10M
$965.3K – $1.29M
NOI $77,220 @ 7.0% cap · market cap 23.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
275
Businesses Nearby
37k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 56%
Groceries 29%
Dining 14%
Dollar General Market
Groceries
10,817 visits/mo
0.5 miles
Circle K
Shops & Services
8,689 visits/mo
0.4 miles
Dollar Tree
Shops & Services
6,361 visits/mo
0.1 miles
AutoZone
Shops & Services
3,757 visits/mo
0.5 miles
Pizza Factory
Dining
2,653 visits/mo
0.1 miles
Demographics for 93620, CA
10,311
Population
3,490
Households
3
Avg Household Size
33
Median Age
11%
College-Educated
68%
High-School Grad
161.3 sq mi
ZIP Area
64
Density / Sq Mi
$49,890
Median Household Income
$34,818
Median Earnings
$1,081
Median Rent
$295,100
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.
Similar Off Market Nearby
- Trini's Flower's — 1561 Center Ave, Dos Palos, CA 93620
- The Flower Box by Hernandez Flowers — 2358 Blossom St, Dos Palos, CA 93620
Frequently Asked Questions
What type of property is this?
Storefront property - Open commercial layout in a downtown corner setting.
Where is this storefront property located?
The property is located at 1834 Marguerite St Dos Palos, CA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Large open commercial building; Corner positioning in downtown Dos Palos; Storefront property classification
