Sacramento Flex Space For
For Sale
$1,500,000
169 Otto Circle, Sacramento, CA 95822
9,970 SF flex space in South Sacramento.
Property Size9,970 SF
Lot Size0.42 Acres
Price / SF$150.45
Days on Market146
Property Features for 169 Otto Circle
General Information
Standard status
Active
Size
9,970 SF
Lot size
0.42 Acres
Property subtype
Industrial
Listing Agency:
CBRE - Roseville
(916) 781-4835
Listed By:
Tyler Howell · License #02100245
(916) 781-4835
Source:
Cbre
Added: Mar 25
Changed: Aug 14
Last Checked: Aug 16 at 8:40AM
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 CBRE - Roseville
Investment Insights
Based on property information with market context.
This property features a building size of approximately 9,970 square feet, divided into two units. Unit 1 offers approximately 5,040 square feet, while Unit 2 provides around 4,930 square feet. The office space within the building totals approximately 3,500 square feet. The property includes three automatic grade-level doors and is situated on a parcel of approximately 0.42 acres. Located in the South Sacramento submarket, the building features masonry construction and M-1 zoning (City of Sacramento). It has a clear height of approximately 15 to 16 feet. The property benefits from a paved and secured yard and parking area. Highway access is convenient, with approximately 1.0 mile to Highway 99 on-ramp. Power is supplied by a 600 amp 3-phase system.
Key Highlights
- Two Units: ±5,040 SF and ±4,930 SF, offering flexibility.
- Secured Yard/Parking: Provides security and ample space.
- Highway Access: Approximately 1 mile to Highway 99 on‑ramp.
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
$109,067
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
7.27%
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%
$2,181,340
$2.2M
Cap Rate 7%
$1,558,100
$1.6M
Cap Rate 9%
$1,211,856
$1.2M
Market Conditions
NOI Build-Up for 9,970 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
$179.5K $18.00/SF
− Vacancy
−$11.7K −$1.17/SF
EGI
$167.8K $16.83/SF
− OpEx
−$58.7K −$5.89/SF
NOI
$109.1K $10.94/SF
Area
ZIP 95822
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$2,181,340
Cap Rate 7%
$1,558,100
Cap Rate 9%
$1,211,856
Alternative Uses
Best Use
Flex RnD
$1.56M
$1.36M – $1.82M
NOI $109,067 @ 7.0% cap · market cap 7.27%
Second Best
Industrial
$1.08M
$945.9K – $1.26M
NOI $75,671 @ 7.0% cap · market cap 5.04%
Theoretical Best
Hotel Hospitality
$77.71M
$67.99M – $90.66M
NOI $5,439,381 @ 7.0% cap · market cap 362.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
375
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95822, CA
45,215
Population
17,479
Households
2.6
Avg Household Size
38
Median Age
28%
College-Educated
85%
High-School Grad
8.4 sq mi
ZIP Area
5,383
Density / Sq Mi
$80,835
Median Household Income
$44,004
Median Earnings
$1,537
Median Rent
$438,400
Median Home Value
Market
Vacancy Rate% for Industrial in Sacramento, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - 9,970 SF flex space in South Sacramento.
Where is this flex space located?
The property is located at 169 Otto Circle Sacramento, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Two Units: **±5,040 SF and ±4,930 SF**, offering flexibility.; Secured Yard/Parking: Provides security and ample space.; Highway Access: Approximately 1 mile to Highway 99 on‑ramp.
