Retail Center with Cellular
For Sale
Contact for pricing
6432 Tupelo Dr, Citrus Heights, CA 95621
Multi-tenant retail center with existing AT&T cellular tower income, positioned off I-80 in a dense residential corridor.
Property Size11,000 SF
Price / SF$181.82
Days on Market64
Property Features for 6432 Tupelo Dr
General Information
Standard status
Active
Size
11,000 SF
Property subtype
RETAIL
Additional Details
Highway Access
Yes
Listing Agency:
NAI Northern California
(510) 336-4712
Listed By:
Joshua Ballesteros · License #02010271
(209) 518-9025
Source:
Moodyscre
Added: Jul 10
Changed: Aug 27
Last Checked: Sep 11 at 1:01PM
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 NAI Northern California
Investment Insights
Based on property information with market context.
This retail property features a diverse tenant mix that currently includes a Chinese restaurant, smoke shop, dance studio, karaoke, and salon. The site also includes an AT&T cellular tower that provides additional income. Per seller terms, a rent guarantee for a vacant unit may be provided for up to one year as needed.
The property is directly off the I-80 freeway via Antelope Rd, in a high-traffic retail corridor surrounded by dense residential. Nearby retailers and services include Stone’s Gambling Hall, McDonald’s, DaVita Dialysis, Popeye’s, Carl’s Jr, Taco Bell, 7-Eleven, O’Reilly Auto Parts, Round Table Pizza, Wendy’s, Raley’s, Dollar Tree, Dutch Bros, Quick Quack Car Wash, and more. Average household income is listed as $98,016 within a 1-mile radius.
With approximately 11,000 square feet, the center offers a commercial configuration designed to support multiple small retail and service users, along with the added revenue component from the cellular tower.
The property is directly off the I-80 freeway via Antelope Rd, in a high-traffic retail corridor surrounded by dense residential. Nearby retailers and services include Stone’s Gambling Hall, McDonald’s, DaVita Dialysis, Popeye’s, Carl’s Jr, Taco Bell, 7-Eleven, O’Reilly Auto Parts, Round Table Pizza, Wendy’s, Raley’s, Dollar Tree, Dutch Bros, Quick Quack Car Wash, and more. Average household income is listed as $98,016 within a 1-mile radius.
With approximately 11,000 square feet, the center offers a commercial configuration designed to support multiple small retail and service users, along with the added revenue component from the cellular tower.
Key Highlights
- Multi‑tenant retail center with a successful mix including a Chinese restaurant, smoke shop, dance studio, karaoke, and salon
- AT&T cellular tower on‑site providing additional income
- Direct access off I‑80 via Antelope Rd
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
$143,202
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
7.16%
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%
$2,864,040
$2.9M
Cap Rate 7%
$2,045,743
$2.0M
Cap Rate 9%
$1,591,133
$1.6M
Market Conditions
NOI Build-Up for 11,000 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
$216.5K $19.68/SF
− Vacancy
−$11.9K −$1.08/SF
EGI
$204.6K $18.60/SF
− OpEx
−$61.4K −$5.58/SF
NOI
$143.2K $13.02/SF
Area
Sacramento County, CA
Vacancy
5.50%
Lease Rate
$19.68 /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%
$2,864,040
Cap Rate 7%
$2,045,743
Cap Rate 9%
$1,591,133
Alternative Uses
Best Use
Retail
$2.05M
$1.79M – $2.39M
NOI $143,202 @ 7.0% cap · market cap 7.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.93M
$2.56M – $3.42M
NOI $205,131 @ 7.0% cap · market cap 10.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
385
Businesses Nearby
53k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 62%
Shops & Services 35%
Dining 3%
Raley's
Groceries
32,953 visits/mo
0.4 miles
Dollar Tree
Shops & Services
16,486 visits/mo
0.3 miles
Jackson Hewitt Tax Service
Shops & Services
1,800 visits/mo
0.3 miles
Round Table Pizza
Dining
1,693 visits/mo
0.4 miles
Demographics for 95621, CA
42,941
Population
17,284
Households
2.5
Avg Household Size
40
Median Age
20%
College-Educated
90%
High-School Grad
6.7 sq mi
ZIP Area
6,409
Density / Sq Mi
$77,377
Median Household Income
$43,789
Median Earnings
$1,776
Median Rent
$401,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Retail space - Multi-tenant retail center with existing AT&T cellular tower income, positioned off I-80 in a dense residential corridor.
Where is this retail space located?
The property is located at 6432 Tupelo Dr Citrus Heights, CA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Multi‑tenant retail center with a successful mix including a Chinese restaurant, smoke shop, dance studio, karaoke, and salon; AT&T cellular tower on‑site providing additional income; Direct access off I‑80 via Antelope Rd
