Commercial Corner Lot in Dos
For Sale
$395,000
7973 Azusa Ave, Dos Palos, CA 93620
Versatile commercial property with two buildings in a prime location.
Property Size1,887 SF
Lot Size1.30 Acres
Price / SF$209.33
Days on Market168
Property Features for 7973 Azusa Ave
General Information
Standard status
Active
Size
1,887 SF
Lot size
1.30 Acres
Property subtype
Special Purpose
Building Details
Year Built
1947
Listing Agency:
SVN Executive Commercial Advisors
(209) 765-3767
Listed By:
Randy Hayer · License #CalDRE #01251542
(209) 765-3767
Source:
Svn
Added: Mar 6
Changed: Jul 6
Last Checked: Aug 20 at 5:44AM
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 SVN Executive Commercial Advisors
Investment Insights
Based on property information with market context.
This spacious 1.3-acre commercial corner lot, located at 7973–7975 Azusa Ave, Dos Palos, CA 93620, features two buildings. One building, previously used as a towing business, includes functional yard space and easy access. The second building has been utilized for storage. The property is zoned C-2 and includes an 1,887 square foot building constructed in 1947. Situated in the heart of Dos Palos, within California’s productive Central Valley, the corner location provides strong visibility and convenient access to local roadways, surrounding agricultural and service-based businesses, and nearby residential neighborhoods. The area supports a strong mix of commercial, industrial, and agricultural activity, making it suitable for businesses seeking visibility, accessibility, and a practical operating environment in a growing rural community. This property offers flexible potential for a variety of commercial or owner-user uses and presents an ideal opportunity for businesses seeking space, functionality, and growth potential.
Key Highlights
- Spacious 1.3‑acre corner lot with strong visibility and convenient access.
- Two versatile buildings on the property, one previously used as a towing business with functional yard space.
- Zoned C‑2, allowing for a variety of commercial or owner‑user uses.
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
$12,262
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
3.10%
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%
$245,240
$245.2K
Cap Rate 7%
$175,171
$175.2K
Cap Rate 9%
$136,244
$136.2K
Market Conditions
NOI Build-Up for 1,887 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
$18.8K $9.96/SF
− Vacancy
−$1.3K −$0.68/SF
EGI
$17.5K $9.28/SF
− OpEx
−$5.3K −$2.78/SF
NOI
$12.3K $6.50/SF
Area
Merced County, CA
Vacancy
6.80%
Lease Rate
$9.96 /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%
$245,240
Cap Rate 7%
$175,171
Cap Rate 9%
$136,244
Alternative Uses
Best Use
Industrial
$175.2K
$153.3K – $204.4K
NOI $12,262 @ 7.0% cap · market cap 3.10%
Second Best
Retail
$55.2K
$48.3K – $64.4K
NOI $3,862 @ 7.0% cap · market cap 0.98%
Theoretical Best
Healthcare Medical
$416.3K
$364.3K – $485.7K
NOI $29,143 @ 7.0% cap · market cap 7.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
6k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Chevron
Shops & Services
6,114 visits/mo
0.3 miles
Demographics for 93620, CA
10,311
Population
3,490
Households
3
Avg Household Size
33
Median Age
11%
College-Educated
68%
High-School Grad
161.3 sq mi
ZIP Area
64
Density / Sq Mi
$49,890
Median Household Income
$34,818
Median Earnings
$1,081
Median Rent
$295,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- 24/7 TIRES-TRUCK AND TRAILER REPAIR — 1027 Azusa Ave, Dos Palos, CA 93620
- TS Truck & Trailer Repair inc. — 7860 Azusa Ave, Dos Palos, CA 93620
- MGA Truck & Trailer Road Service — 7657 Azusa Ave, Dos Palos, CA 93620
Frequently Asked Questions
What type of property is this?
Auto shop - Versatile commercial property with two buildings in a prime location.
Where is this auto shop located?
The property is located at 7973 Azusa Ave Dos Palos, CA.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Spacious 1.3‑acre corner lot with strong visibility and convenient access.; Two versatile buildings on the property, one previously used as a towing business with functional yard space.; Zoned C‑2, allowing for a variety of commercial or owner‑user uses.
