Upgraded Grocery Store with Mobile
For Sale
$650,000
30025 Yosemite Blvd, La Grange, CA 95329
Upgraded retail grocery building plus a second structure prepped for restaurant use and three rented mobile home spaces.
Property Size4,264 SF
Lot Size0.50 Acres
Price / SF$152.44
Days on Market273
Property Features for 30025 Yosemite Blvd
General Information
Standard status
Active
Size
4,264 SF
Lot size
0.50 Acres
Property subtype
Commercial
Building Details
Year Built
1930
Listing Agency:
PMZ Real Estate
Listed By:
Edwardo Sanchez · License #01457742
(209) 495-2200
Source:
Thecentralvalleyhomesearch
Added: Dec 12, 2025
Changed: Sep 10
Last Checked: Sep 11 at 11:27AM
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 PMZ Real Estate
Investment Insights
Based on property information with market context.
This offering includes two buildings on a lot described as almost half an acre, with an additional mobile home component in the rear. The first building is a fully upgraded retail grocery store ready to operate, with improvements that include new flooring, new interior and exterior paint, a remodeled bathroom, new gutters and drains, additional gravel added to the front of the store, and new fencing in the front and back. The second building is prepped for a restaurant use, and there are three mobile home spaces in the back that are currently being rented.
The property is located in downtown La Grange in rural Stanislaus County, on Highway 132 along the Tuolumne River, minutes from Lake Don Pedro.
The property is located in downtown La Grange in rural Stanislaus County, on Highway 132 along the Tuolumne River, minutes from Lake Don Pedro.
Key Highlights
- Almost half‑acre lot with two buildings plus three mobile home spaces on‑site
- Fully upgraded retail grocery store ready to operate, with new flooring and interior/exterior paint
- Retail building includes remodeled bathroom, new gutters and drains, and new front and back fencing
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
$53,231
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
8.19%
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%
$1,064,620
$1.1M
Cap Rate 7%
$760,443
$760.4K
Cap Rate 9%
$591,456
$591.5K
Market Conditions
NOI Build-Up for 4,264 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
$99.3K $23.28/SF
− Vacancy
−$2.5K −$0.58/SF
EGI
$96.8K $22.70/SF
− OpEx
−$43.6K −$10.21/SF
NOI
$53.2K $12.48/SF
Area
Stanislaus County, CA
Vacancy
2.50%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$1,064,620
Cap Rate 7%
$760,443
Cap Rate 9%
$591,456
Alternative Uses
Best Use
Retail
$1.42M
$1.24M – $1.66M
NOI $99,598 @ 7.0% cap · market cap 15.32%
Second Best
Specialty Retail
$945.4K
$827.2K – $1.10M
NOI $66,176 @ 7.0% cap · market cap 10.18%
Theoretical Best
Office A
$1.98M
$1.73M – $2.31M
NOI $138,731 @ 7.0% cap · market cap 21.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95329, CA
2,747
Population
1,402
Households
2
Avg Household Size
51
Median Age
16%
College-Educated
85%
High-School Grad
116.6 sq mi
ZIP Area
24
Density / Sq Mi
$74,924
Median Household Income
$41,875
Median Earnings
$1,431
Median Rent
$386,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Upgraded retail grocery building plus a second structure prepped for restaurant use and three rented mobile home spaces.
Where is this grocery and convenience store located?
The property is located at 30025 Yosemite Blvd La Grange, CA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Almost half‑acre lot with two buildings plus three mobile home spaces on‑site; Fully upgraded retail grocery store ready to operate, with new flooring and interior/exterior paint; Retail building includes remodeled bathroom, new gutters and drains, and new front and back fencing
