Building Details

Year Built 1978

Listing Agency: Pine Tree/Prop Mgm of Squaw l***@yahoo.com Show Phone

Listed By: Lucy Bosseler · License #01141007

Source: Exitrealty

Added: Aug 27, 2024 Changed: Aug 8 Last Checked: Aug 12 at 6:43AM

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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 Pine Tree/Prop Mgm of Squaw

Investment Insights

Based on property information with market context.

This commercial property is located on Highway 180, approximately 17 miles from the entrance to Sequoia and Kings Canyon National Park. The property is zoned C-6 and M-1, and it is the only developed commercial property for sale on this section of the highway. The property is currently set up as a deli and has an on/off beer license and propane sales. The property size is 2083 square feet and offers potential for growth.

Key Highlights

• Prime commercial location on Hwy 180.
• Zoned C‑6 & M‑1, allowing for diverse business opportunities.
• Proximity to Sequoia & Kings Canyon National Park entrance (17 miles).

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

$28,846

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

3.98%

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%

$576,920 $576.9K

Cap Rate 7%

$412,086 $412.1K

Cap Rate 9%

$320,511 $320.5K

Market Conditions

NOI Build-Up for 2,083 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

$40.7K $19.56/SF

− Vacancy

−$2.3K −$1.10/SF

EGI

$38.5K $18.46/SF

− OpEx

−$9.6K −$4.62/SF

NOI

$28.8K $13.85/SF

Area

Fresno County, CA

Vacancy

5.60%

Lease Rate

$19.56 /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%

$576,920

Cap Rate 7%

$412,086

Cap Rate 9%

$320,511

Alternative Uses

Best Use

Specialty Retail

$412.1K

$360.6K – $480.8K (±1% cap)

NOI $28,846 @ 7.0% cap · market cap 3.98%

Second Best

Retail

$384.6K

$336.5K – $448.7K (±1% cap)

NOI $26,923 @ 7.0% cap · market cap 3.71%

Theoretical Best

Office A

$590.4K

$516.6K – $688.8K (±1% cap)

NOI $41,326 @ 7.0% cap · market cap 5.70%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Grocery and convenience stores

Suggested Use

Top Pick Storage Facility Garden Center Grocery & Convenience Store Cafe & Coffee Shop Wine and Liquor Store Real Estate Agency

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

Location Intelligence

Trade Area within ½ mile

43

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 93675, CA

3,820

Population

1,436

Households

2.7

Avg Household Size

49

Median Age

28%

College-Educated

87%

High-School Grad

99.3 sq mi

ZIP Area

38

Density / Sq Mi

$80,508

Median Household Income

$49,600

Median Earnings

$1,042

Median Rent

$284,100

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

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Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Commercial property with beer license near Sequoia National Park.

Where is this grocery and convenience store located?

The property is located at 35625 E Kings Canyon Road Squaw Valley, CA.

What is the asking price?

The asking price for this property is $725,000.

What are key features of this property?

This property features: Prime commercial location on Hwy 180.; Zoned C‑6 & M‑1, allowing for diverse business opportunities.; Proximity to Sequoia & Kings Canyon National Park entrance (17 miles).