Freestanding Medical Building Near
For Sale
Contact for pricing
435-445 W Poplar Street, Stockton, CA 95203
Medical building near Dameron Hospital with flexible layout.
Property Size8,494 SF
Price / SF$170.12
Days on Market157
Property Features for 435-445 W Poplar Street
General Information
Standard status
Active
Size
8,494 SF
Property subtype
Office
Building Details
Year Built
1984
Listing Agency:
CBRE - Central Valley
(209) 476-2906
Listed By:
Steve White · License #CA 01781200
Source:
Crexi
Added: Mar 18
Changed: Aug 13
Last Checked: Aug 20 at 10:56AM
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 CBRE - Central Valley
Investment Insights
Based on property information with market context.
The Heritage Professional Center is a freestanding medical building located in close proximity to Dameron Hospital. Originally developed as four separate office condominiums, three units have been physically combined and built-out for an optometry and ophthalmology practice. The existing medical layout includes a large reception/waiting area, 11 wet exam rooms, multiple restrooms, a lab, breakroom, administrative offices, and a procedure room. The improvements are relatively modern and suitable for various medical uses. The fourth unit remains physically separated with autonomous access and could be expanded into, leased, or sold independently. This unit was originally built-out for medical purposes, and previous plans existed to convert it into a surgery center. Currently used as storage, it retains existing walls, plumbing points, and HVAC/electrical infrastructure, making it suitable for medical or professional office uses in the future. The property has a total size of 8494 square feet.
Key Highlights
- Freestanding medical building near Dameron Hospital
- Functional existing medical layout with reception/waiting area and 11 wet exam rooms
- Three units combined, built‑out for optometry and ophthalmology
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
$129,824
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
8.98%
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%
$2,596,480
$2.6M
Cap Rate 7%
$1,854,629
$1.9M
Cap Rate 9%
$1,442,489
$1.4M
Market Conditions
NOI Build-Up for 8,494 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
$186.5K $21.96/SF
− Vacancy
−$13.4K −$1.58/SF
EGI
$173.1K $20.38/SF
− OpEx
−$43.3K −$5.09/SF
NOI
$129.8K $15.28/SF
Area
Stockton, CA
Vacancy
7.20%
Lease Rate
$21.96 /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%
$2,596,480
Cap Rate 7%
$1,854,629
Cap Rate 9%
$1,442,489
Alternative Uses
Best Use
Office B
$1.85M
$1.62M – $2.16M
NOI $129,824 @ 7.0% cap · market cap 8.98%
Second Best
Healthcare Medical
$1.81M
$1.58M – $2.11M
NOI $126,472 @ 7.0% cap · market cap 8.75%
Theoretical Best
Office A
$2.30M
$2.01M – $2.68M
NOI $160,789 @ 7.0% cap · market cap 11.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,546
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95203, CA
18,064
Population
5,858
Households
3.1
Avg Household Size
34
Median Age
17%
College-Educated
69%
High-School Grad
6.2 sq mi
ZIP Area
2,914
Density / Sq Mi
$64,710
Median Household Income
$32,927
Median Earnings
$1,248
Median Rent
$349,800
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical building near Dameron Hospital with flexible layout.
Where is this medical office space located?
The property is located at 435-445 W Poplar Street Stockton, CA.
What is the asking price?
The asking price for this property is $1,445,000.
What are key features of this property?
This property features: Freestanding medical building near Dameron Hospital; Functional existing medical layout with reception/waiting area and **11 wet exam rooms**; Three units combined, built‑out for optometry and ophthalmology
