Operational Grocery Business with Meat
New
For Sale
$1,300,000
27037 20 Mule Team, Boron, CA 93516
Boron operation includes regulated services, prepared staffing, equipment, and inventory for a single commercial platform.
Property Size12,000 SF
Days on Market2
Property Features for 27037 20 Mule Team
General Information
Standard status
Active
Size
12,000 SF
Property subtype
Commercial
Building Details
Building Size
12,000 SF
Year Built
1956
Listing Agency:
Century 21 Masters
(800) 463-0977
Listed By:
Vanesa Zumaran
Source:
Elliman
Added: Sep 1
Last Checked: Sep 1 at 10:23PM
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 Century 21 Masters
Investment Insights
Based on property information with market context.
This offering comprises an operating grocery business at 27037 20 Mule Team in Boron, California. The operation includes a full-service meat department, equipment, inventory, and employees with cashiers already in place. Additional customer services include a liquor license, WIC authorization, MoneyGram, and check-cashing, bringing several convenience functions together within one business.
The business serves the Boron community and surrounding customers, with limited grocery competition identified in the source information. The sale is for the grocery business only and does not include the underlying land or property. A separate opportunity is available for parties seeking to acquire the business and real estate together. Licenses, permits, inventory, equipment, operations, and service transferability require independent buyer verification.
The business serves the Boron community and surrounding customers, with limited grocery competition identified in the source information. The sale is for the grocery business only and does not include the underlying land or property. A separate opportunity is available for parties seeking to acquire the business and real estate together. Licenses, permits, inventory, equipment, operations, and service transferability require independent buyer verification.
Key Highlights
- Operating grocery business serving Boron and surrounding customers
- Full‑service meat department included in the operation
- Liquor license and WIC authorization
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
$118,566
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
9.12%
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%
$2,371,320
$2.4M
Cap Rate 7%
$1,693,800
$1.7M
Cap Rate 9%
$1,317,400
$1.3M
Market Conditions
NOI Build-Up for 12,000 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
$180.0K $15.00/SF
− Vacancy
−$10.6K −$0.89/SF
EGI
$169.4K $14.11/SF
− OpEx
−$50.8K −$4.23/SF
NOI
$118.6K $9.88/SF
Area
Kern County, CA
Vacancy
5.90%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,371,320
Cap Rate 7%
$1,693,800
Cap Rate 9%
$1,317,400
Alternative Uses
Best Use
Specialty Retail
$1.90M
$1.66M – $2.21M
NOI $132,678 @ 7.0% cap · market cap 10.21%
Second Best
Retail
$1.69M
$1.48M – $1.98M
NOI $118,566 @ 7.0% cap · market cap 9.12%
Theoretical Best
Warehouse
$2.56M
$2.24M – $2.99M
NOI $179,448 @ 7.0% cap · market cap 13.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
101
Businesses Nearby
7k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Family Dollar
Shops & Services
3,774 visits/mo
0.3 miles
Shell
Shops & Services
2,935 visits/mo
0.3 miles
Demographics for 93516, CA
2,114
Population
1,286
Households
1.6
Avg Household Size
39
Median Age
22%
College-Educated
82%
High-School Grad
28.6 sq mi
ZIP Area
74
Density / Sq Mi
$71,250
Median Household Income
$46,163
Median Earnings
$981
Median Rent
$102,500
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Boron operation includes regulated services, prepared staffing, equipment, and inventory for a single commercial platform.
Where is this grocery and convenience store located?
The property is located at 27037 20 Mule Team Boron, CA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Operating grocery business serving Boron and surrounding customers; Full‑service meat department included in the operation; Liquor license and WIC authorization
