Investment Overview

Food 4 Less is a high-performing, necessity-based grocery investment located along Stockton’s primary retail corridor, East March Lane, with exposure to more than 33,000 vehicles per day. The 43,240-square-foot store is operated by PAQ, Inc., an employee-owned grocery company with a long-standing presence throughout Northern and Central California. The tenant recently executed a new 10-year lease commitment in June 2026, demonstrating long-term confidence in the location, while also investing approximately $1 million into store improvements and renovations. The property generates $625,000 in annual net operating income and benefits from 10% rent increases every five years throughout the remaining lease term and option periods. Reported 2025 sales of approximately $30 million and a top 10% store performance ranking further reinforce the strength of the location and tenant operations. Positioned within a dense infill trade area surrounded by national retailers including Costco, Walmart, Lowe’s, Sprouts, Best Buy, Ross, and numerous quick-service restaurants, the property serves as a dominant grocery anchor for the surrounding community. With direct access to Interstate 5, strong regional connectivity, and limited new retail development due to high barriers to entry, the asset offers investors durable cash flow, long-term income growth, and stable grocery-anchored real estate fundamentals.