Apartment Building for
For Sale
$5,450,000
2811 F St, Sacramento, CA 95816
Residential income property for sale in Sacramento’s automobile-centric metro area.
Property Size17,400 SF
Days on Market81
Property Features for 2811 F St
General Information
Standard status
Active
Size
17,400 SF
Property subtype
Multifamily
Occupancy
95%
Amenities
30+ Year Ownership - Property Has Been Meticulously Maintained And Upgraded
12 Gated Off Street Parking Spaces - Onsite Laundry - Large Common Areas Lined By Mature Landscaping
Value Add Opportunity Through More Aggressive Management and Turnover - Loss to Lease Upside Of Approximately 15%
Building Details
Building Size
17,400 SF
Units
29
Listing Agency:
Marcus & Millichap - Sacramento
Listed By:
Tony DeLoney · License #License(s): CA: 01920427
(916) 724-1363
Source:
Marcusmillichap
Added: Jun 17
Changed: Sep 4
Last Checked: Sep 5 at 3:43AM
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 offering is categorized as an apartment building and multifamily residential income property, presented for sale at 2811 F St, Sacramento, CA 95816. The provided information does not break down the unit mix or interior improvements, but the asset is positioned as a housing-focused investment property within the Sacramento-Roseville-Arden-Arcade metropolitan area. The stated property size is 17,400.
The Sacramento-Roseville-Arden-Arcade metro is described as a hub of public and private sector activity, supported by major universities and continued population growth tied to employment. The area spans four counties: Sacramento, El Dorado, Placer, and Yolo, with Sacramento identified as the most populous city in the region. The remarks also note the metro as more typically automobile-centric than neighboring San Francisco.
For buyers or operators seeking a straightforward multifamily apartment building acquisition, this property provides a Sacramento-based residential income option within the broader metro context described in the offering materials. Interested parties should review the full underwriting package for details on the building’s configuration, condition, and operating characteristics, which are not specified in the provided information.
The Sacramento-Roseville-Arden-Arcade metro is described as a hub of public and private sector activity, supported by major universities and continued population growth tied to employment. The area spans four counties: Sacramento, El Dorado, Placer, and Yolo, with Sacramento identified as the most populous city in the region. The remarks also note the metro as more typically automobile-centric than neighboring San Francisco.
For buyers or operators seeking a straightforward multifamily apartment building acquisition, this property provides a Sacramento-based residential income option within the broader metro context described in the offering materials. Interested parties should review the full underwriting package for details on the building’s configuration, condition, and operating characteristics, which are not specified in the provided information.
Key Highlights
- Year built: 1955
- Residential income property located in the Sacramento–Roseville–Arden‑Arcade metro
- Metro includes Sacramento, El Dorado, Placer, and Yolo counties; more than 2.5 million residents
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
$273,319
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
5.02%
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%
$5,466,380
$5.5M
Cap Rate 7%
$3,904,557
$3.9M
Cap Rate 9%
$3,036,878
$3.0M
Market Conditions
NOI Build-Up for 17,400 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
$522.0K $30.00/SF
− Vacancy
−$25.1K −$1.44/SF
EGI
$496.9K $28.56/SF
− OpEx
−$223.6K −$12.85/SF
NOI
$273.3K $15.71/SF
Area
Sacramento, CA
Vacancy
4.80%
Lease Rate
$30.00 /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%
$5,466,380
Cap Rate 7%
$3,904,557
Cap Rate 9%
$3,036,878
Alternative Uses
Best Use
Apartment 5plus
$3.90M
$3.42M – $4.56M
NOI $273,319 @ 7.0% cap · market cap 5.02%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.68M
$4.09M – $5.45M
NOI $327,294 @ 7.0% cap · market cap 6.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,624
Businesses Nearby
Explore this area
Business Placement
Demographics for 95816, CA
18,606
Population
11,553
Households
1.6
Avg Household Size
36
Median Age
65%
College-Educated
98%
High-School Grad
2.7 sq mi
ZIP Area
6,891
Density / Sq Mi
$90,521
Median Household Income
$61,407
Median Earnings
$1,647
Median Rent
$789,700
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 - Residential income property for sale in Sacramento’s automobile-centric metro area.
Where is this apartment building located?
The property is located at 2811 F St Sacramento, CA.
What is the asking price?
The asking price for this property is $5,450,000.
What are key features of this property?
This property features: Year built: 1955; Residential income property located in the Sacramento–Roseville–Arden‑Arcade metro; Metro includes Sacramento, El Dorado, Placer, and Yolo counties; more than 2.5 million residents
