Large Office
For Sale
Contact for pricing
10000 GOETHE RD, Sacramento, CA 95827
M-P-zoned office property constructed in 1996.
Property Size126,005 SF
Price / SF$213.48
Days on Market19
Property Features for 10000 GOETHE RD
General Information
Standard status
Active
Size
126,005 SF
Class
A
Property subtype
Office
Zoning
M-P
Building Details
Year Built
1996
Stories
2
Listing Agency:
Frampton & Opinsky LLC
(907) 276-1007
Listed By:
Erik Frampton · License #AK RECS19118
Source:
Crexi
Added: Aug 14
Changed: Aug 30
Last Checked: Sep 1 at 3:53AM
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 Frampton & Opinsky LLC
Investment Insights
Based on property information with market context.
The property is an office building containing 126,005 SF. Built in 1996, it carries M-P zoning and is located at 10000 Goethe Road in Sacramento, California.
Key Highlights
- 126,005 SF office building
- M‑P zoning designation
- Built in 1996
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
$1,716,717
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
6.38%
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%
$34,334,340
$34.3M
Cap Rate 7%
$24,524,529
$24.5M
Cap Rate 9%
$19,074,633
$19.1M
Market Conditions
NOI Build-Up for 126,005 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
$2.72M $21.60/SF
− Vacancy
−$432.8K −$3.43/SF
EGI
$2.29M $18.17/SF
− OpEx
−$572.2K −$4.54/SF
NOI
$1.72M $13.62/SF
Area
Sacramento, CA
Vacancy
15.90%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$34,334,340
Cap Rate 7%
$24,524,529
Cap Rate 9%
$19,074,633
Alternative Uses
Best Use
Office B
$24.52M
$21.46M – $28.61M
NOI $1,716,717 @ 7.0% cap · market cap 6.38%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$33.86M
$29.63M – $39.50M
NOI $2,370,154 @ 7.0% cap · market cap 8.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
491
Businesses Nearby
Explore this area
Business Placement
Demographics for 95827, CA
21,566
Population
7,922
Households
2.7
Avg Household Size
36
Median Age
27%
College-Educated
90%
High-School Grad
8.9 sq mi
ZIP Area
2,423
Density / Sq Mi
$82,382
Median Household Income
$42,331
Median Earnings
$1,790
Median Rent
$419,500
Median Home Value
Market
Vacancy Rate% for Office in Sacramento, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - M-P-zoned office property constructed in 1996.
Where is this office building located?
The property is located at 10000 GOETHE RD Sacramento, CA.
What is the asking price?
The asking price for this property is $26,900,000.
What are key features of this property?
This property features: 126,005 SF office building; M‑P zoning designation; Built in 1996
