Single-Tenant Grocery
For Sale
$1,940,000
1919 Almond St, Dos Palos, CA 93620
Family Dollar occupies a recently built retail property under a net lease with renewal options remaining.
Property Size9,180 SF
Lot Size0.54 Acres
Price / SF$211.33
Days on Market36
Property Features for 1919 Almond St
General Information
Standard status
Active
Size
9,180 SF
Lot size
0.54 Acres
Property subtype
Retail - Freestanding
Building Details
Building Size
9,180 SF
Year Built
2019
Buildings
1
Units
1
Tenancy
Single
Listing Agency:
NAI Northern California
(209) 518-9025
Listed By:
Joshua Ballesteros · License #02010271
Source:
Commercialcafe
Added: Jul 26
Changed: Aug 29
Last Checked: Aug 29 at 7:04PM
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 NAI Northern California
Investment Insights
Based on property information with market context.
Located at 1919 Almond St in Dos Palos, CA, this single-tenant grocery and convenience store property contains a 9,180-square-foot building on a 0.54-acre lot. Constructed in 2019, the asset is occupied by Family Dollar under a net lease structure.
The initial lease term has 3 years remaining, with four additional 5-year renewal options available. The property combines an established retail tenancy with a defined lease term and multiple extension periods.
The initial lease term has 3 years remaining, with four additional 5-year renewal options available. The property combines an established retail tenancy with a defined lease term and multiple extension periods.
Key Highlights
- 9,180 SF building on a 0.54 AC lot
- Family Dollar is the sole tenant
- Net lease structure with 3 years remaining on the initial term
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
$139,347
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
7.18%
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%
$2,786,940
$2.8M
Cap Rate 7%
$1,990,671
$2.0M
Cap Rate 9%
$1,548,300
$1.5M
Market Conditions
NOI Build-Up for 9,180 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
$198.3K $21.60/SF
− Vacancy
−$12.5K −$1.36/SF
EGI
$185.8K $20.24/SF
− OpEx
−$46.4K −$5.06/SF
NOI
$139.3K $15.18/SF
Area
Merced County, CA
Vacancy
6.30%
Lease Rate
$21.60 /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%
$2,786,940
Cap Rate 7%
$1,990,671
Cap Rate 9%
$1,548,300
Alternative Uses
Best Use
Specialty Retail
$1.99M
$1.74M – $2.32M
NOI $139,347 @ 7.0% cap · market cap 7.18%
Second Best
Retail
$268.4K
$234.8K – $313.1K
NOI $18,786 @ 7.0% cap · market cap 0.97%
Theoretical Best
Healthcare Medical
$2.03M
$1.77M – $2.36M
NOI $141,776 @ 7.0% cap · market cap 7.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
278
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
0.3 miles
Circle K
Shops & Services
8,689 visits/mo
0.3 miles
Dollar Tree
Shops & Services
6,361 visits/mo
0.2 miles
AutoZone
Shops & Services
3,757 visits/mo
0.3 miles
Pizza Factory
Dining
2,653 visits/mo
0.2 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
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Similar Off Market Nearby
- State foods supermarket — 2649 Blossom St, Dos Palos, CA 93620
- State foods supermarket — 1800 Blossom St, Dos Palos, CA 93620
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Family Dollar occupies a recently built retail property under a net lease with renewal options remaining.
Where is this grocery and convenience store located?
The property is located at 1919 Almond St Dos Palos, CA.
What is the asking price?
The asking price for this property is $1,940,000.
What are key features of this property?
This property features: 9,180 SF building on a 0.54 AC lot; Family Dollar is the sole tenant; Net lease structure with 3 years remaining on the initial term
