Building Details

Tenancy Single

Listing Agency: Retail Pacific Inc.

Listed By: Carol Therien · License #CA 00909068 Show Phone

Source: Crexi

Added: Apr 6, 2024 Changed: Sep 3 Last Checked: Sep 12 at 5:17AM

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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 Retail Pacific Inc.

Investment Insights

Based on property information with market context.

This freestanding commercial property, suitable for retail and automotive businesses, is available for sale. The property is currently occupied by a Dollar General store and an Auto Zone, suggesting a strong location. The building has a size of 9993 square feet.

Key Highlights

• Freestanding building
• Dollar General tenant
• Strong location

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

$138,388

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

5.22%

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%

$2,767,760 $2.8M

Cap Rate 7%

$1,976,971 $2.0M

Cap Rate 9%

$1,537,644 $1.5M

Market Conditions

NOI Build-Up for 9,993 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

$195.5K $19.56/SF

− Vacancy

−$10.9K −$1.10/SF

EGI

$184.5K $18.46/SF

− OpEx

−$46.1K −$4.62/SF

NOI

$138.4K $13.85/SF

Area

Fresno County, CA

Vacancy

5.60%

Lease Rate

$19.56 /SF/Yr

Expense Ratio

25.00%

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%

$2,767,760

Cap Rate 7%

$1,976,971

Cap Rate 9%

$1,537,644

Alternative Uses

Best Use

Specialty Retail

$1.98M

$1.73M – $2.31M (±1% cap)

NOI $138,388 @ 7.0% cap · market cap 5.22%

Second Best

Retail

$1.85M

$1.61M – $2.15M (±1% cap)

NOI $129,162 @ 7.0% cap · market cap 4.88%

Theoretical Best

Office A

$2.83M

$2.48M – $3.30M (±1% cap)

NOI $198,259 @ 7.0% cap · market cap 7.48%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

FedEx OnSite Postal Service Redbox Cinema Dollar General Discount Store Western Union Bank

Suggested Use

Top Pick Real Estate Agency Building Supply Law Firm Dental Office Pharmacy Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

226

Businesses Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Demographics for 93646, CA

10,492

Population

2,700

Households

3.9

Avg Household Size

28

Median Age

11%

College-Educated

50%

High-School Grad

34.3 sq mi

ZIP Area

306

Density / Sq Mi

$39,632

Median Household Income

$25,402

Median Earnings

$993

Median Rent

$240,500

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this grocery and convenience stores located? What is the asking price? Find similar properties What are key features of this property?

Similar Off Market Nearby

• El Pueblo supermercado — 815 Anchor Ave, Orange Cove, CA 93646
• Sal’s Discount — 1233 Park Blvd, Orange Cove, CA 93646

Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Freestanding Dollar General with Auto Zone for sale.

Where is this grocery and convenience store located?

The property is located at 1330 Park Blvd Orange Cove, CA.

What is the asking price?

The asking price for this property is $2,649,000.

What are key features of this property?

This property features: Freestanding building; Dollar General tenant; Strong location