Established Grocery Store
New
For Sale
$600,000
2441 10th Avenue, Hanford, CA 93230
Business-only sale includes operating assets, inventory, and personnel for continued meat-market operations.
Property Size4,000 SF
Price / SF$150
Days on Market7
Property Features for 2441 10th Avenue
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Business Opportunities
Additional Details
Business Included
Yes
Amenities
Central Air
Irregular
Listing Agency:
Craig Smith & Associates, Inc.
(559) 310-4643
Listed By:
Enoc Cordova · License #01254096
(559) 310-4643
Source:
Xome
Added: Aug 16
Changed: Aug 22
Last Checked: Aug 22 at 4:36AM
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 Craig Smith & Associates, Inc.
Investment Insights
Based on property information with market context.
This business-only offering comprises an operating meat market with the physical components needed for ongoing operations. Included assets consist of existing equipment, fixtures, inventory, and staff currently in place. The premises contain approximately 4,000 square feet and feature central air conditioning.
Located at 2441 10th Avenue in Hanford, California, the property is presented as an established grocery and convenience store business rather than a real estate sale. The included operating resources support continuity for a purchaser assuming the business.
Located at 2441 10th Avenue in Hanford, California, the property is presented as an established grocery and convenience store business rather than a real estate sale. The included operating resources support continuity for a purchaser assuming the business.
Key Highlights
- Business‑only sale of an established meat market
- Approximately 4,000 square feet
- Existing equipment and fixtures 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
$49,663
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
8.28%
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%
$993,260
$993.3K
Cap Rate 7%
$709,471
$709.5K
Cap Rate 9%
$551,811
$551.8K
Market Conditions
NOI Build-Up for 4,000 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
$69.1K $17.28/SF
− Vacancy
−$2.9K −$0.73/SF
EGI
$66.2K $16.55/SF
− OpEx
−$16.6K −$4.14/SF
NOI
$49.7K $12.42/SF
Area
Kings County, CA
Vacancy
4.20%
Lease Rate
$17.28 /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%
$993,260
Cap Rate 7%
$709,471
Cap Rate 9%
$551,811
Alternative Uses
Best Use
Specialty Retail
$709.5K
$620.8K – $827.7K
NOI $49,663 @ 7.0% cap · market cap 8.28%
Second Best
Retail
$564.6K
$494.0K – $658.7K
NOI $39,522 @ 7.0% cap · market cap 6.59%
Theoretical Best
Healthcare Medical
$1.26M
$1.11M – $1.47M
NOI $88,463 @ 7.0% cap · market cap 14.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 93230, CA
68,412
Population
23,149
Households
3
Avg Household Size
34
Median Age
17%
College-Educated
81%
High-School Grad
258.1 sq mi
ZIP Area
265
Density / Sq Mi
$73,558
Median Household Income
$44,074
Median Earnings
$1,208
Median Rent
$321,900
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Grocery Outlet — 2576 N 10th Ave, Hanford, CA 93230
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Business-only sale includes operating assets, inventory, and personnel for continued meat-market operations.
Where is this grocery and convenience store located?
The property is located at 2441 10th Avenue Hanford, CA.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Business‑only sale of an established meat market; Approximately 4,000 square feet; Existing equipment and fixtures included
