Historic Three-Story Mixed-Use
For Sale
$1,100,000
122 J St, Sacramento, CA 95814
Three-story Gold Rush-era building with ground-floor retail and adaptable upper floors for office or creative use.
Property Size6,000 SF
Price / SF$183.33
Days on Market84
Property Features for 122 J St
General Information
Standard status
Active
Size
6,000 SF
Property subtype
Commercial/Industrial
Zoning
C-3
Building Details
Year Built
1853
Buildings
1
Stories
3
Listing Agency:
Cornish & Carey Commercial
(916) 569-2385
Listed By:
Kelly Rivett · License #01504428
(916) 569-2385
Source:
Dualprideproperties
Added: Jun 1
Changed: Aug 23
Last Checked: Aug 22 at 9:10AM
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 Cornish & Carey Commercial
Investment Insights
Based on property information with market context.
122 J Street is a historic, three-story Gold Rush–era building originally constructed in 1853. The property includes ground-floor retail space with upper floors presented as adaptable for office, creative, or boutique uses. The building’s character and longevity are central to its appeal, combining historic architecture with updated functionality.
Located in the heart of Old Sacramento, the property is described as being near the waterfront and prominent civic and commercial anchors within the historic core. The street-level retail has an established presence, with Munchies Candy Store operating since 1988, along with Marie’s Parfums at the storefront.
As a mixed-use asset, the layout supports a retail-forward ground level with additional space above, offering flexibility for an owner-user or an investor seeking a distinctive historic property in Old Sacramento.
Located in the heart of Old Sacramento, the property is described as being near the waterfront and prominent civic and commercial anchors within the historic core. The street-level retail has an established presence, with Munchies Candy Store operating since 1988, along with Marie’s Parfums at the storefront.
As a mixed-use asset, the layout supports a retail-forward ground level with additional space above, offering flexibility for an owner-user or an investor seeking a distinctive historic property in Old Sacramento.
Key Highlights
- 6,000 SF, three‑story Gold Rush‑era mixed‑use building originally built in 1853
- Ground‑floor retail with adaptable upper floors for office, creative, or boutique use
- Historic Old Sacramento location on the J Street corridor in the city’s waterfront historic core
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
$93,055
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
8.46%
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%
$1,861,100
$1.9M
Cap Rate 7%
$1,329,357
$1.3M
Cap Rate 9%
$1,033,944
$1.0M
Market Conditions
NOI Build-Up for 6,000 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
$141.1K $23.52/SF
− Vacancy
−$8.2K −$1.36/SF
EGI
$132.9K $22.16/SF
− OpEx
−$39.9K −$6.65/SF
NOI
$93.1K $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%
$1,861,100
Cap Rate 7%
$1,329,357
Cap Rate 9%
$1,033,944
Alternative Uses
Best Use
Retail
$1.33M
$1.16M – $1.55M
NOI $93,055 @ 7.0% cap · market cap 8.46%
Second Best
Mixed Use
$1.18M
$1.04M – $1.38M
NOI $82,800 @ 7.0% cap · market cap 7.53%
Theoretical Best
Specialty Retail
$1.61M
$1.41M – $1.88M
NOI $112,860 @ 7.0% cap · market cap 10.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,684
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?
Mixed-use property - Three-story Gold Rush-era building with ground-floor retail and adaptable upper floors for office or creative use.
Where is this mixed-use property located?
The property is located at 122 J St Sacramento, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 6,000 SF, three‑story Gold Rush‑era mixed‑use building originally built in 1853; Ground‑floor retail with adaptable upper floors for office, creative, or boutique use; Historic Old Sacramento location on the J Street corridor in the city’s waterfront historic core
