Downtown Dos Palos Retail
For Sale
Contact for pricing
1537 Center Ave, Dos Palos, CA 93620
Retail building in downtown Dos Palos with high visibility.
Property Size5,400 SF
Price / SF$69.43
Days on Market1145
Property Features for 1537 Center Ave
General Information
Standard status
Active
Size
5,400 SF
Property subtype
Retail
Zoning
C1
Building Details
Units
2
Listing Agency:
C21 Commercial
Listed By:
Jared Ennis · License #CA
(559) 432-5533
Source:
Crexi
Added: Jul 19, 2023
Changed: Aug 31
Last Checked: Sep 1 at 11:24PM
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 C21 Commercial
Investment Insights
Based on property information with market context.
This is a ±5,400 SF retail building located in downtown Dos Palos. The property has the potential to be divided into two ±2,700 SF retail spaces. It features vehicle access with parking available in the front. The location is in a walkable area within a dense downtown setting. The property benefits from high visibility, drawing traffic from neighboring retailers and nearby residential areas. Suite #1537, comprising ±2,750 SF, includes an open retail counter/showroom, two pizza ovens, two bread ovens, and a walk-in cooler and freezer. It is equipped with a full hood and fire suppression system and burner. The design incorporates flex spaces, with the two large production ovens configured to maximize floor space efficiency. Suite #1541, also ±2,750 SF, offers a large open retail or kitchen/dining area, office space, a break room with lockers, a walk-in cooler and freezer, and restrooms. Both suites have access to two walk-in coolers and freezers, which can be combined into one ±5,400 SF restaurant space or separated for additional income. Both suites also feature double oversized man-doors in the back of the building for access.
Key Highlights
- ±5,400 SF retail building with potential to be split into (2) ±2,700 SF retail spaces.
- Located in a dense, walkable downtown area with high visibility and traffic.
- Suite #1537 features a full hood & fire suppression system, burner, (2) pizza ovens, (2) bread ovens, walk‑in cooler & freezer, and open retail counter/showroom.
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
$11,051
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
2.95%
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%
$221,020
$221.0K
Cap Rate 7%
$157,871
$157.9K
Cap Rate 9%
$122,789
$122.8K
Market Conditions
NOI Build-Up for 5,400 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
$16.8K $3.12/SF
− Vacancy
−$1.1K −$0.20/SF
EGI
$15.8K $2.92/SF
− OpEx
−$4.7K −$0.88/SF
NOI
$11.1K $2.05/SF
Area
Merced County, CA
Vacancy
6.30%
Lease Rate
$3.12 /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%
$221,020
Cap Rate 7%
$157,871
Cap Rate 9%
$122,789
Alternative Uses
Best Use
Retail
$157.9K
$138.1K – $184.2K
NOI $11,051 @ 7.0% cap · market cap 2.95%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.19M
$1.04M – $1.39M
NOI $83,398 @ 7.0% cap · market cap 22.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
275
Businesses Nearby
37k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 56%
Groceries 29%
Dining 14%
Dollar General Market
Groceries
10,817 visits/mo
0.5 miles
Circle K
Shops & Services
8,689 visits/mo
0.4 miles
Dollar Tree
Shops & Services
6,361 visits/mo
0.1 miles
AutoZone
Shops & Services
3,757 visits/mo
0.5 miles
Pizza Factory
Dining
2,653 visits/mo
0.1 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?
Retail space - Retail building in downtown Dos Palos with high visibility.
Where is this retail space located?
The property is located at 1537 Center Ave Dos Palos, CA.
What is the asking price?
The asking price for this property is $374,900.
What are key features of this property?
This property features: ±5,400 SF retail building with potential to be split into (2) ±2,700 SF retail spaces.; Located in a dense, walkable downtown area with high visibility and traffic.; Suite #1537 features a full hood & fire suppression system, burner, (2) pizza ovens, (2) bread ovens, walk‑in cooler & freezer, and open retail counter/showroom.
