Downtown Sacramento Mixed-Use
For Sale
$2,350,000
1001 K St, Sacramento, CA 95814
Office, retail, and storage condominium in downtown Sacramento.
Property Size10,594 SF
Price / SF$221.82
Days on Market193
Property Features for 1001 K St
General Information
Standard status
Active
Size
10,594 SF
Property subtype
Office
Listing Agency:
CENTURY 21 WC REALTY
(916) 569-2343
Listed By:
Rich Ellsworth · License #CalDRE #00873637
Source:
Nmrk
Added: Jan 27
Changed: Aug 8
Last Checked: Apr 5 at 11:34PM
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 CENTURY 21 WC REALTY
Investment Insights
Based on property information with market context.
This condominium in downtown Sacramento, Northern California, offers space for office, retail, and storage uses. The building's systems have been completely renovated, including new HVAC systems, electrical, plumbing, fire/life/safety features, elevator, and lobby. The property has a total area of approximately 10,594 rentable square feet. The first-floor space includes extensive high-end tenant improvements. An on-site security guard is present. The location is near various amenities, including many restaurants within walking distance and a nearby city parking garage. It is located minutes from DOCO and the Golden 1 Center, one block from the Capitol, and three blocks from the SAFE Credit Union Convention Center. Basement elevator service is available.
Key Highlights
- Completely renovated building systems including HVAC, electrical, plumbing, fire/life/safety, elevator, lobby.
- Prime Downtown Sacramento location: just 1 block from the Capitol, and minutes from DOCO & Golden 1 Center.
- Features ±10,594 RSF of office, retail, and storage space.
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
$164,303
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
6.99%
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%
$3,286,060
$3.3M
Cap Rate 7%
$2,347,186
$2.3M
Cap Rate 9%
$1,825,589
$1.8M
Market Conditions
NOI Build-Up for 10,594 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
$249.2K $23.52/SF
− Vacancy
−$14.5K −$1.36/SF
EGI
$234.7K $22.16/SF
− OpEx
−$70.4K −$6.65/SF
NOI
$164.3K $15.51/SF
Area
Sacramento, CA
Vacancy
5.80%
Lease Rate
$23.52 /SF/Yr
Expense Ratio
30.00%
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%
$3,286,060
Cap Rate 7%
$2,347,186
Cap Rate 9%
$1,825,589
Alternative Uses
Best Use
Retail
$2.35M
$2.05M – $2.74M
NOI $164,303 @ 7.0% cap · market cap 6.99%
Second Best
Office B
$2.06M
$1.80M – $2.41M
NOI $144,335 @ 7.0% cap · market cap 6.14%
Theoretical Best
Specialty Retail
$2.85M
$2.49M – $3.32M
NOI $199,273 @ 7.0% cap · market cap 8.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6,044
Businesses Nearby
Explore this area
Business Placement
Demographics for 95814, CA
12,208
Population
7,972
Households
1.5
Avg Household Size
38
Median Age
40%
College-Educated
90%
High-School Grad
1.4 sq mi
ZIP Area
8,720
Density / Sq Mi
$46,637
Median Household Income
$57,500
Median Earnings
$1,226
Median Rent
$621,400
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 units - Office, retail, and storage condominium in downtown Sacramento.
Where is this office units located?
The property is located at 1001 K St Sacramento, CA.
What is the asking price?
The asking price for this property is $2,350,000.
What are key features of this property?
This property features: Completely renovated building systems including HVAC, electrical, plumbing, fire/life/safety, elevator, lobby.; Prime Downtown Sacramento location: just 1 block from the Capitol, and minutes from DOCO & Golden 1 Center.; Features ±10,594 RSF of office, retail, and storage space.
