12-Unit Apartment
For Sale
$1,825,000
1220 Sacramento Ave, West Sacramento, CA 95605
All apartments are configured as one-bedroom units within a workforce housing community.
Property Size6,000 SF
Days on Market32
Property Features for 1220 Sacramento Ave
General Information
Standard status
Active
Size
6,000 SF
Property subtype
Multifamily
Occupancy
95%
Amenities
Value Add Building 2 Miles from Downtown Sacramento
11 of 12 Units Renovated As Recently As 2025
Convenient Access to Interstate 80, Interstate 5, Highway 50, and UC Davis
18 Uncovered Parking Spaces
Building Details
Building Size
6,000 SF
Units
12
Listing Agency:
Marcus & Millichap - Sacramento
(916) 724-1363
Listed By:
Tony DeLoney · License #License(s): CA: 01920427
(916) 724-1363
Source:
Marcusmillichap
Added: Aug 1
Changed: Aug 30
Last Checked: Aug 31 at 1:11PM
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 Marcus & Millichap - Sacramento
Investment Insights
Based on property information with market context.
This 12-unit multifamily property at 1220 Sacramento Ave in West Sacramento, California, consists entirely of one-bedroom apartments. The uniform unit mix provides a straightforward residential configuration for evaluating the asset as an apartment community.
The property is positioned minutes from Downtown Sacramento and near major employment centers and regional transportation corridors. The offering reflects a 5.05% current cap rate, with a 6.14% pro forma cap rate identified in the source information.
The property is positioned minutes from Downtown Sacramento and near major employment centers and regional transportation corridors. The offering reflects a 5.05% current cap rate, with a 6.14% pro forma cap rate identified in the source information.
Key Highlights
- 12‑unit apartment community in West Sacramento, California
- All 12 units are one‑bedroom apartments
- Located minutes from Downtown Sacramento
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
$78,087
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
4.28%
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%
$1,561,740
$1.6M
Cap Rate 7%
$1,115,529
$1.1M
Cap Rate 9%
$867,633
$867.6K
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
$151.2K $25.20/SF
− Vacancy
−$9.2K −$1.54/SF
EGI
$142.0K $23.66/SF
− OpEx
−$63.9K −$10.65/SF
NOI
$78.1K $13.01/SF
Area
Yolo County, CA
Vacancy
6.10%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$1,561,740
Cap Rate 7%
$1,115,529
Cap Rate 9%
$867,633
Alternative Uses
Best Use
Apartment 5plus
$1.12M
$976.1K – $1.30M
NOI $78,087 @ 7.0% cap · market cap 4.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.62M
$1.42M – $1.89M
NOI $113,328 @ 7.0% cap · market cap 6.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
490
Businesses Nearby
Explore this area
Business Placement
Demographics for 95605, CA
14,204
Population
5,517
Households
2.6
Avg Household Size
36
Median Age
24%
College-Educated
79%
High-School Grad
3.9 sq mi
ZIP Area
3,642
Density / Sq Mi
$71,361
Median Household Income
$41,665
Median Earnings
$1,615
Median Rent
$375,500
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - All apartments are configured as one-bedroom units within a workforce housing community.
Where is this apartment building located?
The property is located at 1220 Sacramento Ave West Sacramento, CA.
What is the asking price?
The asking price for this property is $1,825,000.
What are key features of this property?
This property features: 12‑unit apartment community in West Sacramento, California; All 12 units are one‑bedroom apartments; Located minutes from Downtown Sacramento
