Two-Suite Restaurant
For Sale
$1,775,000
1924 & 1926 Pacific Ave, Stockton, CA 95204
Existing kitchen, bar, dining areas, outdoor seating, and private parking support an established food-service configuration.
Property Size6,525 SF
Price / SF$272.03
Days on Market15
Property Features for 1924 & 1926 Pacific Ave
General Information
Standard status
Active
Size
6,525 SF
Property subtype
Retail - Restaurant
Restaurant
Patio
Yes
Equipment Included
Yes
Liquor License
Yes
Additional Details
Furnished
Yes
Utilities to Site
Yes
Building Details
Building Size
6,525 SF
Listing Agency:
First Commercial Real Estate
(209) 461-6400
Listed By:
Andy Le · License #02110117
Source:
Commercialcafe
Added: Aug 15
Changed: Aug 29
Last Checked: Aug 29 at 6:10PM
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 First Commercial Real Estate
Investment Insights
Based on property information with market context.
The property comprises approximately 6,525 square feet across two suites designed for restaurant and hospitality operations. Improvements include a commercial kitchen, bar setup, dining areas, and outdoor seating. Furniture, fixtures, and equipment are included, along with separate electric and gas meters.
Located at 1924 and 1926 Pacific Avenue in Stockton’s Miracle Mile corridor, the property provides private on-site parking with additional street parking nearby. It will be delivered vacant at closing, allowing a new operator to occupy the existing restaurant infrastructure. A Type 47 liquor license is included, subject to buyer verification and regulatory transfer approval.
Located at 1924 and 1926 Pacific Avenue in Stockton’s Miracle Mile corridor, the property provides private on-site parking with additional street parking nearby. It will be delivered vacant at closing, allowing a new operator to occupy the existing restaurant infrastructure. A Type 47 liquor license is included, subject to buyer verification and regulatory transfer approval.
Key Highlights
- Approximately 6,525 square feet configured as two restaurant suites
- Existing commercial kitchen, bar setup, dining areas, and outdoor seating
- Furniture, fixtures, and equipment 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
$83,947
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
4.73%
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%
$1,678,940
$1.7M
Cap Rate 7%
$1,199,243
$1.2M
Cap Rate 9%
$932,744
$932.7K
Market Conditions
NOI Build-Up for 6,525 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
$117.5K $18.00/SF
− Vacancy
−$5.5K −$0.85/SF
EGI
$111.9K $17.15/SF
− OpEx
−$28.0K −$4.29/SF
NOI
$83.9K $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%
$1,678,940
Cap Rate 7%
$1,199,243
Cap Rate 9%
$932,744
Alternative Uses
Best Use
Specialty Retail
$1.20M
$1.05M – $1.40M
NOI $83,947 @ 7.0% cap · market cap 4.73%
Second Best
Industrial
$1.12M
$980.5K – $1.31M
NOI $78,442 @ 7.0% cap · market cap 4.42%
Theoretical Best
Office A
$1.76M
$1.54M – $2.06M
NOI $123,516 @ 7.0% cap · market cap 6.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
1,820
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?
Conventional restaurant - Existing kitchen, bar, dining areas, outdoor seating, and private parking support an established food-service configuration.
Where is this conventional restaurant located?
The property is located at 1924 & 1926 Pacific Ave Stockton, CA.
What is the asking price?
The asking price for this property is $1,775,000.
What are key features of this property?
This property features: Approximately 6,525 square feet configured as two restaurant suites; Existing commercial kitchen, bar setup, dining areas, and outdoor seating; Furniture, fixtures, and equipment included
