Valley Shopping Center
Grocery-anchored Valley Shopping Center in Sacramento, California, offered at $16,532,000 at a 6.75% cap ($1,115,940 NOI). The 96,921 SF multi-tenant strip center is 92.4% occupied and anchored by a high-performing Food 4 Less (operated by employee-owned PAQ, Inc.), with complementary national, regional, and local tenants including Mountain Mike's Pizza, H&R Block, Louisiana Famous Fried Chicken, and 7 Day Tires.
Situated on 11.4 acres along Mack Road in South Sacramento, the center benefits from exceptional shadow anchoring by Dutch Bros Coffee, Quick Quack Car Wash, Buffalo Wild Wings, Taco Bell, and McDonald's, driving strong cross-shopping activity. Food 4 Less ranks in the top 36% nationally with estimated annual sales of approximately $36.6 million, and the center itself ranks in the top 25% of neighborhood shopping centers nationwide for site visits. The property serves a dense trade area of more than 176,000 residents within three miles, where limited new retail development creates strong barriers to entry. In-place rents remain approximately 21% below market, providing substantial mark-to-market upside as leases renew. Recent capital improvements—new roofs with warranties, parking lot slurry seal, and newly developed outparcel buildings occupied by national tenants—minimize near-term capital expenditures. The center is offered free and clear at approximately $170.58 per square foot, well below replacement cost.
- 92.4% occupied with high-performing Food 4 Less anchor (top 36% nationally)
- In-place rents 21% below market; significant mark-to-market upside on renewal
- Dense trade area: 176,000+ residents within three miles; limited new retail competition
- Recent capital improvements minimize near-term capex; new roofs with warranties
- 696 parking spaces on 11.4 acres; offered free and clear
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Valley Shopping Center is a 96,921-square-foot grocery-anchored retail center situated on approximately 11.4 acres along Mack Road in Sacramento, California, offering a compelling investment opportunity with stable cash flow and significant long-term upside. Anchored by a high-performing Food 4 Less operated by employee-owned PAQ, Inc., the property is 92.4% occupied and features a complementary mix of national, regional, and local tenants, including Mountain Mike's Pizza, H&R Block, Louisiana Famous Fried Chicken, and 7 Day Tires. The center benefits from exceptional shadow anchoring by Dutch Bros Coffee, Quick Quack Car Wash, Buffalo Wild Wings, Taco Bell, and McDonald's, creating strong cross-shopping activity and consistent customer traffic. Recognized as a top-performing retail destination, Valley Shopping Center ranks among the top 25% of neighborhood shopping centers nationwide for site visits, while Food 4 Less ranks in the top 36% nationally with estimated annual sales of approximately $36.6 million (Source: Placer.ai). The investment offers predictable income growth through scheduled rent increases, while in-place rents remain approximately 21% below market, providing substantial mark-to-market upside as leases renew. Recent capital improvements, including new roofs with warranties, parking lot slurry seal, and newly developed outparcel buildings occupied by national tenants, minimize near-term capital expenditures and further enhance the property's appeal. Positioned along one of South Sacramento's primary retail corridors with excellent visibility and access, the center serves a dense trade area of more than 176,000 residents within a three-mile radius, where limited new retail development creates strong barriers to entry. Offered free and clear of existing financing at approximately $170.58 per square foot, well below replacement cost, Valley Shopping Center presents investors with a rare opportunity to acquire a high-quality grocery-anchored asset featuring durable necessity-based income, embedded NOI growth, and long-term appreciation potential in one of Sacramento's most established infill retail markets.