Retail Storefront
For Sale
$450,000
1228 Grand Avenue, Sacramento, CA 95838
For sale retail storefront on Grand Avenue in Sacramento, CA 95838.
Property Size2,400 SF
Price / SF$187.50
Days on Market79
Property Features for 1228 Grand Avenue
General Information
Standard status
Active
Size
2,400 SF
Property subtype
Business Opportunities
Amenities
3
Alarm -Smoke/Fire
Metal
20 Parking Spaces.
Stucco
Building Details
Year Built
1960
Listing Agency:
Pellego, Inc.
(949) 625-4533
Listed By:
Layla N. Anderson
(818) 855-8669
Source:
Xome
Added: Jun 19
Changed: Sep 1
Last Checked: Sep 5 at 4:35AM
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 Pellego, Inc.
Investment Insights
Based on property information with market context.
This retail storefront property is offered for sale and is located at 1228 Grand Avenue in Sacramento, California (95838). The offering fits general retail storefront use based on the property type designation provided.
The address is identified along Grand Avenue. Additional details about building size, unit configuration, improvements, and tenant-ready features were not included in the provided information, so interested parties should confirm specifics directly through the listing broker.
The address is identified along Grand Avenue. Additional details about building size, unit configuration, improvements, and tenant-ready features were not included in the provided information, so interested parties should confirm specifics directly through the listing broker.
Key Highlights
- Retail storefront for sale on Grand Avenue in Sacramento, CA 95838
- Built in 1960
- Wall furnace heating
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
$37,222
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
8.27%
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%
$744,440
$744.4K
Cap Rate 7%
$531,743
$531.7K
Cap Rate 9%
$413,578
$413.6K
Market Conditions
NOI Build-Up for 2,400 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
$56.4K $23.52/SF
− Vacancy
−$3.3K −$1.36/SF
EGI
$53.2K $22.16/SF
− OpEx
−$16.0K −$6.65/SF
NOI
$37.2K $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%
$744,440
Cap Rate 7%
$531,743
Cap Rate 9%
$413,578
Alternative Uses
Best Use
Retail
$531.7K
$465.3K – $620.4K
NOI $37,222 @ 7.0% cap · market cap 8.27%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$644.9K
$564.3K – $752.4K
NOI $45,144 @ 7.0% cap · market cap 10.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
419
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95838, CA
41,340
Population
12,400
Households
3.3
Avg Household Size
32
Median Age
14%
College-Educated
80%
High-School Grad
9.2 sq mi
ZIP Area
4,493
Density / Sq Mi
$63,969
Median Household Income
$35,443
Median Earnings
$1,605
Median Rent
$369,000
Median Home Value
Market
Vacancy Rate% for Retail in Sacramento, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - For sale retail storefront on Grand Avenue in Sacramento, CA 95838.
Where is this storefront property located?
The property is located at 1228 Grand Avenue Sacramento, CA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Retail storefront for sale on Grand Avenue in Sacramento, CA 95838; Built in 1960; Wall furnace heating
