Stockton Mixed-Use Investment
For Sale
Contact for pricing
4400 E Washington St, Stockton, CA 95215
Mixed-use property in Garden Acres with multiple income streams.
Property Size2,660 SF
Lot Size0.16 Acres
Price / SF$319.55
Days on Market637
Property Features for 4400 E Washington St
General Information
Standard status
Active
Size
2,660 SF
Lot size
0.16 Acres
Property subtype
Retail
Zoning
C-L
Listing Agency:
Mountain Valley Properties
(209) 505-9891
Listed By:
Kanwarbir Chima · License #DRE#02026413
Source:
Crexi
Added: Nov 9, 2024
Changed: Aug 8
Last Checked: Aug 8 at 11:37AM
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 Mountain Valley Properties
Investment Insights
Based on property information with market context.
Located in the Garden Acres neighborhood of Stockton, CA, 4400 E Washington Street presents a mixed-use investment opportunity. The commercial building, totaling approximately 2,660 square feet, is situated on a 7,004 square foot corner lot. The property features a slanted roof design and dedicated parking, including two handicap spaces that are not currently ADA compliant. The mixed-use configuration generates multiple income streams. Currently, the property is occupied by two tenants, producing consistent monthly rental income of $1,133 and $2,250. A residential unit is also located on-site. Recent property tax records indicate a 2023 tax payment of $3,565 with a tax-assessed value of $283,013. Garden Acres is a community-oriented district known for its local businesses and active residents. The property is located 50 miles from both Sacramento and the Bay Area, providing regional access.
Key Highlights
- High‑visibility corner lot location in the Garden Acres neighborhood of Stockton.
- Multiple income streams from mixed‑use configuration (commercial and residential).
- Currently generating consistent monthly rental income totaling $3,383.
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
$33,396
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
3.93%
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%
$667,920
$667.9K
Cap Rate 7%
$477,086
$477.1K
Cap Rate 9%
$371,067
$371.1K
Market Conditions
NOI Build-Up for 2,660 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
$57.5K $21.60/SF
− Vacancy
−$4.0K −$1.51/SF
EGI
$53.4K $20.09/SF
− OpEx
−$20.0K −$7.53/SF
NOI
$33.4K $12.56/SF
Area
Stockton, CA
Vacancy
7.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$667,920
Cap Rate 7%
$477,086
Cap Rate 9%
$371,067
Alternative Uses
Best Use
Mixed Use
$477.1K
$417.5K – $556.6K
NOI $33,396 @ 7.0% cap · market cap 3.93%
Second Best
Retail
$456.3K
$399.3K – $532.4K
NOI $31,941 @ 7.0% cap · market cap 3.76%
Theoretical Best
Office A
$719.3K
$629.4K – $839.2K
NOI $50,353 @ 7.0% cap · market cap 5.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
849
Businesses Nearby
Explore this area
Business Placement
Demographics for 95215, CA
27,118
Population
7,367
Households
3.7
Avg Household Size
37
Median Age
9%
College-Educated
62%
High-School Grad
92.8 sq mi
ZIP Area
292
Density / Sq Mi
$68,189
Median Household Income
$33,274
Median Earnings
$1,254
Median Rent
$378,900
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?
Mixed-use property - Mixed-use property in Garden Acres with multiple income streams.
Where is this mixed-use property located?
The property is located at 4400 E Washington St Stockton, CA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: High‑visibility corner lot location in the Garden Acres neighborhood of Stockton.; Multiple income streams from mixed‑use configuration (commercial and residential).; Currently generating consistent monthly rental income totaling $3,383.
