Shops at Nut Tree — Vacaville, CA (Comparable)
The largest California comparable in Mike's June 20 reply. Multi-tenant center at 1670 E Monte Vista Ave, Vacaville (I-80 corridor between the Bay Area and Sacramento), 2018 construction, $8,182,588 / 5.75% cap on $470,499 NOI. Anchored by investment-grade Comcast/Xfinity (S&P A-, ~50.5% of income), with Noah's NY Bagels, Virtue Juice + Coffee, and Poke Ichii. An assumable ~$3.99M loan at 4.08% fixed (~3 yr left) is available, and in-place rents are below market (rollover upside).
Key Facts¶
- 178,000 VPD on I-80; full CAM pass-through NNN.
- Assumable 4.08% fixed debt — attractive vs. ~6%+ current financing.
- Tenants in place 5–9 years, below market — mark-to-market upside.