Anchored Shopping Center For
For Sale
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5021 Fruitridge Road, Sacramento, CA 95820
94,661 sq. ft. shopping center with 91.63% occupancy.
Property Size94,661 SF
Price / SF$168.97
Days on Market105
Property Features for 5021 Fruitridge Road
General Information
Standard status
Active
Size
94,661 SF
Class
B
Total Parking Spaces
876
Property subtype
Retail
Occupancy
90%
Investment Type
Stabilized
Net Operating Income
$1,312,945
Building Details
Year Built
1985
Tenancy
Multi
Listing Agency:
Lyon Stahl
Listed By:
Nicholas Ensbury · License #02012167
Source:
Crexi
Added: May 19
Changed: Aug 14
Last Checked: Aug 29 at 11:08PM
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 Lyon Stahl
Investment Insights
Based on property information with market context.
Stockridge Plaza is a 94,661 sq. ft. neighborhood shopping center anchored by Foods Co (43,251 sq. ft.), Harbor Freight Tools (15,000 sq. ft.), Dollar Tree (15,000 sq. ft.), Octapharma (10,000 sq. ft.) and Citi Trends (11,893 sq. ft.). Built in 1985, the shopping center has been substantially renovated over the past 20 years by the current owners and tenants. The property has a 91.63% occupancy rate. Excluding Foods Co., the major tenants account for over 55% of the total square footage of the center. The property is located at the northwest corner of Stockton Boulevard and Fruitridge Road, with an average daily traffic count of 54,152 cars in 2024. Within a 1-mile radius, the average household income is $80,901. Within a 5-mile radius, there are over 167,000 housing units, 422,000 people, and an average household income of $104,600. The area surrounding Stockridge Plaza is undergoing a major renaissance. The shopping center adjacent to the property was recently renovated, and new tenants include Smart & Final, Ross Dress for Less, Planet Fitness, Popeyes, Burger King, and Dutch Bros. A shopping center located diagonally across the street from Stockridge Plaza was recently renovated, and tenants include Wells Fargo Bank, Firestone Tires, Starbucks, and CVS Pharmacy. A newly completed 200-unit affordable apartment complex is located just a block north of the property. A 116-unit affordable housing complex is under construction across the street to the south. According to PlacerAI, Stockridge Plaza had over 2.8M shoppers visit the property in 2025. The center has deferred maintenance, including some roofs and HVAC units at the end of their useful life, and the property needs to be painted, and the parking lot needs a slurry coat and restriping. With these improvements, there should be ample rent upside to the buyer. Stockridge Plaza offers stability with upside to the new buyer and immediate substantial cash flow.
Key Highlights
- High‑traffic location with 54,152 cars per day and over 2.8M shoppers visiting in 2025.
- Strong tenant mix anchored by Foods Co, Harbor Freight Tools, and Dollar Tree.
- Stable asset with 91.63% occupancy and long‑term tenants, offering immediate cash flow.
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
$1,468,106
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
9.18%
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%
$29,362,120
$29.4M
Cap Rate 7%
$20,972,943
$21.0M
Cap Rate 9%
$16,312,289
$16.3M
Market Conditions
NOI Build-Up for 94,661 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
$2.23M $23.52/SF
− Vacancy
−$129.1K −$1.36/SF
EGI
$2.10M $22.16/SF
− OpEx
−$629.2K −$6.65/SF
NOI
$1.47M $15.51/SF
Area
Sacramento, CA
Vacancy
5.80%
Lease Rate
$23.52 /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%
$29,362,120
Cap Rate 7%
$20,972,943
Cap Rate 9%
$16,312,289
Alternative Uses
Best Use
Retail
$20.97M
$18.35M – $24.47M
NOI $1,468,106 @ 7.0% cap · market cap 9.18%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$25.44M
$22.26M – $29.68M
NOI $1,780,573 @ 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
689
Businesses Nearby
320k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 40%
Shops & Services 24%
Groceries 22%
Apparel 9%
Foods Co
Groceries
38,001 visits/mo
0.1 miles
Smart & Final
Groceries
32,309 visits/mo
0.2 miles
Dutch Bros. Coffee
Dining
28,875 visits/mo
0.2 miles
Starbucks
Dining
24,185 visits/mo
0.3 miles
McDonald's
Dining
23,288 visits/mo
0.3 miles
Demographics for 95820, CA
36,848
Population
14,254
Households
2.6
Avg Household Size
36
Median Age
28%
College-Educated
81%
High-School Grad
5.3 sq mi
ZIP Area
6,952
Density / Sq Mi
$69,905
Median Household Income
$42,244
Median Earnings
$1,646
Median Rent
$394,300
Median Home Value
Market
Vacancy Rate% for Retail in Sacramento, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - 94,661 sq. ft. shopping center with 91.63% occupancy.
Where is this shopping center located?
The property is located at 5021 Fruitridge Road Sacramento, CA.
What is the asking price?
The asking price for this property is $15,995,000.
What are key features of this property?
This property features: High‑traffic location with 54,152 cars per day and over 2.8M shoppers visiting in 2025.; Strong tenant mix anchored by Foods Co, Harbor Freight Tools, and Dollar Tree.; Stable asset with 91.63% occupancy and long‑term tenants, offering immediate cash flow.
