Land with Metal Shop
For Sale
Contact for pricing
Pending
1865 Main St, Livingston, CA 95334
Parcel with a 40-by-74 metal shop and roll-up door, plus a domestic well and R-3 multi-family zoning.
Property Size2,960 SF
Lot Size1.29 Acres
Days on Market117
Property Features for 1865 Main St
General Information
Standard status
Pending
Size
2,960 SF
Lot size
1.29 Acres
Property subtype
Land, Multifamily
Zoning
R3
Additional Details
Drive-In Doors
1
Listing Agency:
Realty Concepts
(559) 259-9225
Listed By:
Sheila Urbanek · License #CA 01445569
Source:
Crexi
Added: Apr 15
Changed: Aug 8
Last Checked: Apr 24 at 10:09PM
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 Realty Concepts
Investment Insights
Based on property information with market context.
This for-sale parcel includes a spacious metal shop measuring approximately 40' x 74' with a large roll-up door, suitable for storage, workspace, or future project use. A domestic well is already in place, supporting practical development and improvement planning.
The property is located near Peach & Main Street with access and visibility described in the public remarks. The site is zoned R-3 for multi-family dwelling land use, offering flexibility for residential development or related income-producing uses consistent with the zoning.
With existing on-site infrastructure and a versatile land configuration, the property is presented as a redevelopment and investment candidate in an expanding Livingston area.
The property is located near Peach & Main Street with access and visibility described in the public remarks. The site is zoned R-3 for multi-family dwelling land use, offering flexibility for residential development or related income-producing uses consistent with the zoning.
With existing on-site infrastructure and a versatile land configuration, the property is presented as a redevelopment and investment candidate in an expanding Livingston area.
Key Highlights
- 1.29‑acre parcel with R‑3 multi‑family zoning (Multi‑Family Dwelling land use).
- Includes a 40' x 74' metal shop with a large roll‑up door for storage or workspace.
- Domestic well already in place for future improvements.
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
$22,015
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
4.41%
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%
$440,300
$440.3K
Cap Rate 7%
$314,500
$314.5K
Cap Rate 9%
$244,611
$244.6K
Market Conditions
NOI Build-Up for 2,960 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
$28.1K $9.48/SF
− Vacancy
−$2.2K −$0.73/SF
EGI
$25.9K $8.75/SF
− OpEx
−$3.9K −$1.31/SF
NOI
$22.0K $7.44/SF
Area
Merced County, CA
Vacancy
7.70%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$440,300
Cap Rate 7%
$314,500
Cap Rate 9%
$244,611
Alternative Uses
Best Use
Warehouse
$314.5K
$275.2K – $366.9K
NOI $22,015 @ 7.0% cap · market cap 4.41%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$653.1K
$571.4K – $761.9K
NOI $45,714 @ 7.0% cap · market cap 9.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
Explore this area
Business Placement
Demographics for 95334, CA
16,594
Population
4,411
Households
3.8
Avg Household Size
32
Median Age
11%
College-Educated
56%
High-School Grad
56.5 sq mi
ZIP Area
294
Density / Sq Mi
$75,867
Median Household Income
$35,426
Median Earnings
$1,340
Median Rent
$346,300
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - Parcel with a 40-by-74 metal shop and roll-up door, plus a domestic well and R-3 multi-family zoning.
Where is this residential land & home lot located?
The property is located at 1865 Main St Livingston, CA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 1.29‑acre parcel with R‑3 multi‑family zoning (Multi‑Family Dwelling land use).; Includes a 40' x 74' metal shop with a large roll‑up door for storage or workspace.; Domestic well already in place for future improvements.
