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1010 Hilltop Dr, Redding, CA 96003
30,740 SF retail property in a prominent power center.
Property Size30,740 SF
Lot Size2.51 Acres
Price / SF$253.09
Days on Market1411
Property Features for 1010 Hilltop Dr
General Information
Standard status
Active
Size
30,740 SF
Lot size
2.51 Acres
Property subtype
Retail
Zoning
RC
Occupancy
100%
Lease Type
NN
Investment Type
Net Lease
Net Operating Income
$466,620
Building Details
Year Built
2003
Tenancy
Single
Listing Agency:
Essential Capital Advisors
Listed By:
Michael Cisternino · License #CA 01708023
Source:
Crexi
Added: Oct 24, 2022
Changed: Aug 27
Last Checked: Sep 1 at 8:46AM
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 Essential Capital Advisors
Investment Insights
Based on property information with market context.
This 30,740 square foot retail property is located at 1010 Hilltop Dr, Redding, CA, in Shasta County. Situated on 2.51 acres, the property is located directly off Interstate 5 in a prominent power center. Anchor tenants in the power center include TJ Maxx, Michaels, BevMo, Bed Bath & Beyond, Aaron's, World Market and PetSmart, with Bank of America and Verizon located on pads. Across the street is the Shasta Mall, anchored by Sprout's, Macy's, JCPenney's and Ultra Beauty, with Chick-fil-A, Outback Steakhouse, Panda Express, Chase Bank and Rabobank on pads. Also located across the street are the Town & Country Center and Hilltop Center, anchored by Koh's, Dick's Sporting Goods and Trader Joe's.
Key Highlights
- Located directly off Interstate 5, providing high visibility and accessibility.
- Situated in a prominent power center anchored by major retailers like TJ Maxx, Michaels, BevMo, Bed Bath & Beyond, Aaron's, World Market and PetSmart.
- Located across the street from Shasta Mall anchored by Sprout's, Macy's, JCPenney's and Ultra Beauty.
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
$403,349
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
5.18%
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%
$8,066,980
$8.1M
Cap Rate 7%
$5,762,129
$5.8M
Cap Rate 9%
$4,481,656
$4.5M
Market Conditions
NOI Build-Up for 30,740 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
$612.3K $19.92/SF
− Vacancy
−$36.1K −$1.18/SF
EGI
$576.2K $18.74/SF
− OpEx
−$172.9K −$5.62/SF
NOI
$403.3K $13.12/SF
Area
Shasta County, CA
Vacancy
5.90%
Lease Rate
$19.92 /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%
$8,066,980
Cap Rate 7%
$5,762,129
Cap Rate 9%
$4,481,656
Alternative Uses
Best Use
Retail
$5.76M
$5.04M – $6.72M
NOI $403,349 @ 7.0% cap · market cap 5.18%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$6.84M
$5.99M – $7.98M
NOI $479,064 @ 7.0% cap · market cap 6.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
803
Businesses Nearby
551k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 30%
Shops & Services 24%
Groceries 15%
Home Improvements & Furnishings 12%
T.J. Maxx
Apparel
49,541 visits/mo
0.1 miles
The Home Depot
Home Improvements & Furnishings
46,613 visits/mo
0.4 miles
Kohl's
Apparel
46,571 visits/mo
0.3 miles
DICK'S Sporting Goods
Apparel
41,455 visits/mo
0.2 miles
Trader Joe's
Groceries
38,607 visits/mo
0.1 miles
Demographics for 96003, CA
45,185
Population
19,873
Households
2.3
Avg Household Size
42
Median Age
27%
College-Educated
94%
High-School Grad
111.2 sq mi
ZIP Area
406
Density / Sq Mi
$71,801
Median Household Income
$39,295
Median Earnings
$1,402
Median Rent
$370,500
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?
Retail space - 30,740 SF retail property in a prominent power center.
Where is this retail space located?
The property is located at 1010 Hilltop Dr Redding, CA.
What is the asking price?
The asking price for this property is $7,780,000.
What are key features of this property?
This property features: Located directly off Interstate 5, providing high visibility and accessibility.; Situated in a prominent power center anchored by major retailers like TJ Maxx, Michaels, BevMo, Bed Bath & Beyond, Aaron's, World Market and PetSmart.; Located across the street from Shasta Mall anchored by Sprout's, Macy's, JCPenney's and Ultra Beauty.
