Conventional Restaurant
For Sale
$410,000
1945 S El Dorado Street, Stockton, CA 95206
The property features central air and parking options that include private, off-site, and on-street spaces.
Property Size1,061 SF
Days on Market99
Property Features for 1945 S El Dorado Street
General Information
Standard status
Active
Size
1,061 SF
Zoning
CG
Additional Details
Highway Access
Yes
Amenities
Cold Storage, Restroom(s)-Private, Restroom(s)-Public, Roof Sign, Hood System, Kitchen Facilities
Central Air
Central
Private, Off Site, On Street
Building Details
Building Size
1,061 SF
Listing Agency:
(209) 922-8007
Listed By:
Joe A. Fernandez · License #1844755
(209) 922-8007
Source:
Evrealestate
Added: May 24
Changed: Aug 29
Last Checked: Aug 29 at 7:19PM
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 Joe A. Fernandez
Investment Insights
Based on property information with market context.
This conventional restaurant property is located at 1945 S El Dorado Street in Stockton, California. Interior features include central air, while parking options are identified as private, off-site, and on-street.
The property carries CG zoning and is situated in San Joaquin County. Access from CA-99 North is provided via French Camp Road, with a connection to S El Dorado Street.
The property carries CG zoning and is situated in San Joaquin County. Access from CA-99 North is provided via French Camp Road, with a connection to S El Dorado Street.
Key Highlights
- Conventional restaurant property at 1945 S El Dorado Street, Stockton, CA 95206
- CG zoning
- Central air
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
$11,545
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
2.82%
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%
$230,900
$230.9K
Cap Rate 7%
$164,929
$164.9K
Cap Rate 9%
$128,278
$128.3K
Market Conditions
NOI Build-Up for 1,061 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
$16.6K $15.60/SF
− Vacancy
−$1.2K −$1.09/SF
EGI
$15.4K $14.51/SF
− OpEx
−$3.8K −$3.63/SF
NOI
$11.5K $10.88/SF
Area
ZIP 95206
Vacancy
7.00%
Lease Rate
$15.60 /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%
$230,900
Cap Rate 7%
$164,929
Cap Rate 9%
$128,278
Alternative Uses
Best Use
Specialty Retail
$164.9K
$144.3K – $192.4K
NOI $11,545 @ 7.0% cap · market cap 2.82%
Second Best
Retail
$145.6K
$127.4K – $169.9K
NOI $10,194 @ 7.0% cap · market cap 2.49%
Theoretical Best
Warehouse
$227.9K
$199.5K – $265.9K
NOI $15,956 @ 7.0% cap · market cap 3.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
424
Businesses Nearby
Under-served
Demand for This Use
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 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 - The property features central air and parking options that include private, off-site, and on-street spaces.
Where is this conventional restaurant located?
The property is located at 1945 S El Dorado Street Stockton, CA.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: Conventional restaurant property at 1945 S El Dorado Street, Stockton, CA 95206; CG zoning; Central air
