Investment-Grade NNN Retail I-80 Freeway Frontage | Below-Market Rents

Highlights:

• Investment-grade anchor with embedded rent growth Comcast/Xfinity (S&P A−, Moody’s A3) anchors 50.5% of the building through November 2031, with contractual rent increases already baked into the existing lease. September 2026 and June 2028 bumps push annual rent from $232,608 to $247,146 — delivering near-term income growth with zero re-leasing risk or landlord capital.
• Established Tenants with existing rents below market — mark-to-market upside at every rollover Existing tenants have occupied their respective units for five (5) to nine (9) years. They are paying below current market rates across the board as compared to recent neighboring lease executions. As leases roll, renewals at market rents are projected to drive NOI growth.
• Attractive low interest rate assumable loan or market debt options Investors can take advantage of attractive assumable loan of $3,992,866 fixed at 4.08% for approximately three (3) years to maximize initial cash flow. Alternatively, the property can be delivered free and clear to allow investors to maximize loan proceeds and secure long-term fixed interest rates.
• Irreplaceable I-80 freeway-fronting location within the Nut Tree master plan The building occupies the most prominent pad within the 71-acre Nut Tree mixed-use development, with unobstructed I-80 visibility (178,000 VPD), dedicated on/off-ramp access, and multiple large monument signs. This is the most visible retail center on the I-80 corridor between the Bay Area and Sacramento — a configuration that cannot be replicated at any competitive location.
• Fee- simple interest ownership in land and building for ideal tax depreciation benefits The Shoppes at Nut Tree are well-maintained with no deferred maintenance. With little projected capital expenditures forecasted, investors can still take advantage of accelerated depreciation to enhance after-tax cash flow.
• Excellent synergy and shadow anchors for customer draw The center is shadow-anchored by destination retailers including HomeGoods, Daiso, Tilllys, PetSmart, Old Navy, BevMo!, Nordstrom Rack, Best Buy, Old Navy, and more. The Nut Tree mixed-use development is a major retail draw for numerous surrounding communities and commuters. It is also adjacent to the Vacaville Premium Outlets, which is one of the top grossing outlet centers in Northern California with over 3.5 million visitors/year.
• Internet-resistant, experience-driven food and service tenant mix Noah’s Bagels, Poke Ichii, and Virtue Juice + Coffee are all food-and-beverage, multi-unit operators with demonstrated pick-up and delivery volume. This experiential tenant profile has structurally outperformed e-commerce disruption. Xfinity’s (Comcast) retail-service model is similarly omni-channel resistant. Together, these tenants generate high-frequency repeat visits and anchor foot traffic across the broader Nut Tree center.
• Clean NNN structure with full tenant expense recovery All four (4) tenants are on triple-net leases with full pass-throughs of CAM, taxes, and insurance. The owner receives clean NOI with effectively zero operating cost exposure.

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