Building Details

Year Built 2018

Buildings 1

Tenancy Single

Listing Agency: Tucker Commercial t***@cbcommercialgr.com Show Phone

Listed By: Tyson J. Tucker · License #01804034

Source: Thecentralvalleyhomesearch

Added: Jan 9 Changed: Aug 28 Last Checked: Aug 29 at 10:30AM

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Investment Insights

Based on property information with market context.

Sweetland Garden Mercantile is an operating nursery and garden center with an integrated hardware retail component at 29435 State Highway 49 in North San Juan, California. The business has served rural mountain communities since 2006 and offers garden supplies, nursery stock, hardware, power equipment, cannabis cultivation products, and locally handcrafted gifts. Its customer base includes homeowners, backyard farmers, and commercial cultivators.

The 2,000 SF building was completed in 2018 and includes a loading dock, office, storage room, ADA-compliant restroom, central HVAC, and two large storage shelters. The property includes two parcels: one commercial-zoned parcel and one Residential-Agricultural parcel. Additional site improvements include a commercial well, two sewer hookups, a fire hydrant, and a fully fenced yard. The Residential-Agricultural parcel offers the option to add owner housing, subject to applicable requirements.

Key Highlights

• 2,000 SF retail building constructed in 2018
• Two parcels include commercial zoning and a Residential‑Agricultural designation
• Loading dock, office, storage room, and ADA‑compliant restroom

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

$47,911

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

7.00%

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%

$958,220 $958.2K

Cap Rate 7%

$684,443 $684.4K

Cap Rate 9%

$532,344 $532.3K

Market Conditions

NOI Build-Up for 2,000 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

$71.5K $35.76/SF

− Vacancy

−$3.1K −$1.54/SF

EGI

$68.4K $34.22/SF

− OpEx

−$20.5K −$10.27/SF

NOI

$47.9K $23.96/SF

Area

Nevada County, CA

Vacancy

4.30%

Lease Rate

$35.76 /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%

$958,220

Cap Rate 7%

$684,443

Cap Rate 9%

$532,344

Alternative Uses

Best Use

Retail

$684.4K

$598.9K – $798.5K (±1% cap)

NOI $47,911 @ 7.0% cap · market cap 7.00%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$715.0K

$625.7K – $834.2K (±1% cap)

NOI $50,053 @ 7.0% cap · market cap 7.32%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Nursery and garden centers

Suggested Use

Top Pick Plumbing Service Building Supply Kitchen & Bath Showroom Grocery & Convenience Store Garden Center Food Market

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Single-tenant

Tenancy

Turnkey business

Opportunity

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

50

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 95960, CA

762

Population

322

Households

2.4

Avg Household Size

47

Median Age

15%

College-Educated

82%

High-School Grad

41.6 sq mi

ZIP Area

18

Density / Sq Mi

$40,099

Median Household Income

$930

Median Rent

$283,300

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this nursery and garden centers located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Similar Off Market Nearby

• McNeely's — 28226 Sweetland Rd, North San Juan, CA 95960
• Jo grows California — 10200 Stotler Ave A1, North San Juan, CA 95960

Frequently Asked Questions

What type of property is this?

Nursery and garden center - Established rural retail operation combining nursery products, hardware, cultivation supplies, and locally made merchandise.

Where is this nursery and garden center located?

The property is located at 29435 State Highway 49 North San Juan, CA.

What is the asking price?

The asking price for this property is $684,000.

What are key features of this property?

This property features: 2,000 SF retail building constructed in 2018; Two parcels include commercial zoning and a Residential‑Agricultural designation; Loading dock, office, storage room, and ADA‑compliant restroom