Corner Professional Office
For Sale
Contact for pricing
4441 Auburn Blvd, Sacramento, CA 95841
Professional office property with suites available for lease or for purchase occupancy on a corner site near I-80.
Property Size18,698 SF
Price / SF$152.42
Days on Market1331
Property Features for 4441 Auburn Blvd
General Information
Standard status
Active
Size
18,698 SF
Class
C
Property subtype
Office
Zoning
GC- General Commercial
Occupancy
65%
Lease Type
Modified Gross
Building Details
Year Built
1977
Buildings
1
Stories
1
Units
13
Tenancy
Multi
Listing Agency:
TRI Commercial Sacramento
Listed By:
Mike Sotelo · License #CA 01809363
(916) 622-6278
Source:
Crexi
Added: Jan 12, 2023
Changed: Aug 25
Last Checked: Aug 31 at 2:14AM
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 TRI Commercial Sacramento
Investment Insights
Based on property information with market context.
This professional office property includes office units and suites that are available either for lease or for purchase with occupancy. The building is configured to support multiple office spaces within a single commercial structure.
Situated on the corner of Auburn Blvd and Orange Grove Ave in Sacramento, California, the property offers immediate access to Interstate 80, providing convenient connectivity for day-to-day business operations.
Because the offering includes both leasing and owner-occupancy options, the space configuration can support a range of office users depending on their needs and preferred term structure.
Situated on the corner of Auburn Blvd and Orange Grove Ave in Sacramento, California, the property offers immediate access to Interstate 80, providing convenient connectivity for day-to-day business operations.
Because the offering includes both leasing and owner-occupancy options, the space configuration can support a range of office users depending on their needs and preferred term structure.
Key Highlights
- Professional office building built in 1977
- Corner location on Auburn Blvd and Orange Grove Ave in Sacramento, CA
- Suites available for lease or for purchase occupancy
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
$254,745
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
8.94%
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%
$5,094,900
$5.1M
Cap Rate 7%
$3,639,214
$3.6M
Cap Rate 9%
$2,830,500
$2.8M
Market Conditions
NOI Build-Up for 18,698 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
$403.9K $21.60/SF
− Vacancy
−$64.2K −$3.43/SF
EGI
$339.7K $18.17/SF
− OpEx
−$84.9K −$4.54/SF
NOI
$254.7K $13.62/SF
Area
Sacramento, CA
Vacancy
15.90%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$5,094,900
Cap Rate 7%
$3,639,214
Cap Rate 9%
$2,830,500
Alternative Uses
Best Use
Office B
$3.64M
$3.18M – $4.25M
NOI $254,745 @ 7.0% cap · market cap 8.94%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.02M
$4.40M – $5.86M
NOI $351,709 @ 7.0% cap · market cap 12.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
617
Businesses Nearby
Explore this area
Business Placement
Demographics for 95841, CA
21,873
Population
8,817
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
93%
High-School Grad
3.9 sq mi
ZIP Area
5,608
Density / Sq Mi
$62,305
Median Household Income
$40,388
Median Earnings
$1,577
Median Rent
$414,200
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?
Office units - Professional office property with suites available for lease or for purchase occupancy on a corner site near I-80.
Where is this office units located?
The property is located at 4441 Auburn Blvd Sacramento, CA.
What is the asking price?
The asking price for this property is $2,850,000.
What are key features of this property?
This property features: Professional office building built in 1977; Corner location on Auburn Blvd and Orange Grove Ave in Sacramento, CA; Suites available for lease or for purchase occupancy
