Historic Three-Story Mixed-Use
For Sale
Contact for pricing
122 J St, Sacramento, CA 95814
Ground-floor retail is complemented by adaptable upper-level space for office, creative, or boutique use.
Property Size6,000 SF
Price / SF$183.33
Days on Market71
Property Features for 122 J St
General Information
Standard status
Active
Size
6,000 SF
Property subtype
RETAIL
Building Details
Year Built
1853
Buildings
1
Stories
3
Listing Agency:
Newmark | Columbus
(916) 569-2360
Listed By:
Irina Shpyrka · License #01504428
Source:
Moodyscre
Added: May 28
Changed: Jul 31
Last Checked: Jul 31 at 6:40PM
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 Newmark | Columbus
Investment Insights
Based on property information with market context.
Located at 122 J Street in Old Sacramento, this approximately 6,000 SF, three-story mixed-use building was originally constructed in 1853. The Gold Rush–era property combines a long-standing retail presence with upper floors that can accommodate office, creative, or boutique use.
The building is positioned in a high-traffic, tourist-driven corridor within Sacramento’s waterfront district. Its configuration includes ground-floor retail and adaptable upper-level space, offering flexibility for an owner-user or investor seeking a presence in Old Sacramento.
The building is positioned in a high-traffic, tourist-driven corridor within Sacramento’s waterfront district. Its configuration includes ground-floor retail and adaptable upper-level space, offering flexibility for an owner-user or investor seeking a presence in Old Sacramento.
Key Highlights
- ±6,000 SF three‑story mixed‑use building
- Originally constructed in 1853 during the Gold Rush era
- Ground‑floor retail with adaptable upper floors
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
Current Use
Location Intelligence
Trade Area within ½ mile
8,173
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 - Ground-floor retail is complemented by adaptable upper-level space for office, creative, or boutique 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 mixed‑use building; Originally constructed in 1853 during the Gold Rush era; Ground‑floor retail with adaptable upper floors
