Commercial Land with Two
For Sale
$395,000
7973 7975 Azusa, Dos Palos, CA 93620
Corner parcel includes a former towing-use building and a separate storage building.
Property Size1,887 SF
Days on Market119
Property Features for 7973 7975 Azusa
General Information
Standard status
Active
Size
1,887 SF
Property subtype
Commercial
Building Details
Building Size
1,887 SF
Year Built
1947
Listing Agency:
Realty executives
Listed By:
Randy Hayer · License #01251542
(209) 385-8500
Source:
Elliman
Added: May 8
Changed: Sep 2
Last Checked: Sep 1 at 10:14PM
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 Realty executives
Investment Insights
Based on property information with market context.
This 1.3-acre commercial land parcel includes two existing buildings in a corner configuration. One building was recently used for towing operations, while the other has served as storage, providing distinct improvements on the site.
The property is located at 7975 Azusa in Dos Palos, California. Walk Score is 6, indicating a car-dependent setting, and Bike Score is 27, classified as somewhat bikeable.
The property is located at 7975 Azusa in Dos Palos, California. Walk Score is 6, indicating a car-dependent setting, and Bike Score is 27, classified as somewhat bikeable.
Key Highlights
- 1.3‑acre commercial corner parcel
- Two existing buildings on the site
- One building recently used for towing operations
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
Current Use
Location Intelligence
Trade Area within ½ mile
32
Businesses Nearby
6k
Monthly Visits Nearby
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
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Frequently Asked Questions
What type of property is this?
Commercial land - Corner parcel includes a former towing-use building and a separate storage building.
Where is this commercial land located?
The property is located at 7973 7975 Azusa 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: 1.3‑acre commercial corner parcel; Two existing buildings on the site; One building recently used for towing operations
