Industrial Yard with Warehouse
For Sale
$999,900
1100 S River Rd, West Sacramento, CA 95691
Two metal warehouse buildings with conditioned office space are complemented by expansive secured yard on 3.62 acres.
Property Size12,325 SF
Lot Size3.62 Acres
Price / SF$81.13
Days on Market75
Property Features for 1100 S River Rd
General Information
Standard status
Active
Size
12,325 SF
Lot size
3.62 Acres
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Listing Agency:
Wesely & Associates
6061486
Listed By:
Daniel Hopkins · License #02105900
5370805
Source:
Exprealty
Added: Jun 22
Changed: Sep 4
Last Checked: Aug 15 at 6:01AM
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 Wesely & Associates
Investment Insights
Based on property information with market context.
This industrial property spans 3.62 acres and includes approximately 12,325 square feet of warehouse and office improvements. The site features two metal warehouse structures with conditioned office area and expansive secured yard space for fenced storage. Improvements appear configured for flexible industrial use today, with environmental and historical reports available for review.
The property is positioned within West Sacramento’s riverfront corridor and has been aligned with the City’s Waterfront Mixed Use zoning. Convenient access to downtown Sacramento and major transportation routes is noted in the marketing materials. Buyer to verify zoning, uses, and development standards with the City of West Sacramento, including any applicable Pioneer Bluff Specific Plan requirements.
The property’s current layout supports combined warehouse operations and outdoor storage, with fenced, secured yard coverage providing additional capacity for industrial tenants or owner-users.
The property is positioned within West Sacramento’s riverfront corridor and has been aligned with the City’s Waterfront Mixed Use zoning. Convenient access to downtown Sacramento and major transportation routes is noted in the marketing materials. Buyer to verify zoning, uses, and development standards with the City of West Sacramento, including any applicable Pioneer Bluff Specific Plan requirements.
The property’s current layout supports combined warehouse operations and outdoor storage, with fenced, secured yard coverage providing additional capacity for industrial tenants or owner-users.
Key Highlights
- 3.62‑acre industrial site with approximately 12,325 SF of warehouse and office improvements
- Two metal warehouse structures plus conditioned office area
- Expansive secured yard with fenced storage yard areas
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
$82,791
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
8.28%
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%
$1,655,820
$1.7M
Cap Rate 7%
$1,182,729
$1.2M
Cap Rate 9%
$919,900
$919.9K
Market Conditions
NOI Build-Up for 12,325 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
$124.2K $10.08/SF
− Vacancy
−$6.0K −$0.48/SF
EGI
$118.3K $9.60/SF
− OpEx
−$35.5K −$2.88/SF
NOI
$82.8K $6.72/SF
Area
Yolo County, CA
Vacancy
4.80%
Lease Rate
$10.08 /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%
$1,655,820
Cap Rate 7%
$1,182,729
Cap Rate 9%
$919,900
Alternative Uses
Best Use
Flex RnD
$2.11M
$1.85M – $2.47M
NOI $148,023 @ 7.0% cap · market cap 14.80%
Second Best
Warehouse
$1.44M
$1.26M – $1.68M
NOI $100,532 @ 7.0% cap · market cap 10.05%
Theoretical Best
Office A
$3.33M
$2.91M – $3.88M
NOI $232,795 @ 7.0% cap · market cap 23.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
685
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95691, CA
39,849
Population
14,826
Households
2.7
Avg Household Size
37
Median Age
37%
College-Educated
89%
High-School Grad
39.0 sq mi
ZIP Area
1,022
Density / Sq Mi
$100,822
Median Household Income
$53,351
Median Earnings
$1,543
Median Rent
$532,400
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- M.A.S.S.H North Inc. — 825 F St suite 500, West Sacramento, CA 95605
Frequently Asked Questions
What type of property is this?
Flex space - Two metal warehouse buildings with conditioned office space are complemented by expansive secured yard on 3.62 acres.
Where is this flex space located?
The property is located at 1100 S River Rd West Sacramento, CA.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: 3.62‑acre industrial site with approximately 12,325 SF of warehouse and office improvements; Two metal warehouse structures plus conditioned office area; Expansive secured yard with fenced storage yard areas
