Mixed-Use Property with Retail
For Sale
Contact for pricing
2217-2223 10th St, Sacramento, CA 95818
Three retail or restaurant units complement second-floor office space and potential residential development.
Property Size7,644 SF
Price / SF$255.10
Days on Market511
Property Features for 2217-2223 10th St
General Information
Standard status
Active
Size
7,644 SF
Property subtype
RETAIL
Additional Details
Floor
2
Highway Access
Yes
Building Details
Tenancy
Multi
Listing Agency:
Colliers | Sacramento
(916) 563-3048
Listed By:
David Herrera · License #01484908
(916) 821-9866
Source:
Moodyscre
Added: Apr 8, 2025
Changed: Aug 30
Last Checked: Aug 30 at 6:21AM
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 Colliers | Sacramento
Investment Insights
Based on property information with market context.
This 7,644-square-foot mixed-use property combines three retail or restaurant units with upper-level office space. The second floor also offers potential for residential development, providing multiple configuration possibilities within the existing structure.
Retail exposure along 10th Street supports the commercial identity of the property. The site is in close proximity to Interstate 5, Highway 80, Highway 50, and Highway 99, with access to major regional routes. The property is located at 2217-2223 10th St in Sacramento, California.
Retail exposure along 10th Street supports the commercial identity of the property. The site is in close proximity to Interstate 5, Highway 80, Highway 50, and Highway 99, with access to major regional routes. The property is located at 2217-2223 10th St in Sacramento, California.
Key Highlights
- 7,644‑square‑foot mixed‑use property
- Three retail or restaurant units
- Second‑floor offices with potential for residential development
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
$118,551
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
6.08%
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%
$2,371,020
$2.4M
Cap Rate 7%
$1,693,586
$1.7M
Cap Rate 9%
$1,317,233
$1.3M
Market Conditions
NOI Build-Up for 7,644 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
$179.8K $23.52/SF
− Vacancy
−$10.4K −$1.36/SF
EGI
$169.4K $22.16/SF
− OpEx
−$50.8K −$6.65/SF
NOI
$118.6K $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%
$2,371,020
Cap Rate 7%
$1,693,586
Cap Rate 9%
$1,317,233
Alternative Uses
Best Use
Retail
$1.69M
$1.48M – $1.98M
NOI $118,551 @ 7.0% cap · market cap 6.08%
Second Best
Mixed Use
$1.51M
$1.32M – $1.76M
NOI $105,487 @ 7.0% cap · market cap 5.41%
Theoretical Best
Specialty Retail
$2.05M
$1.80M – $2.40M
NOI $143,784 @ 7.0% cap · market cap 7.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,146
Businesses Nearby
148k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 72%
Shops & Services 27%
Beauty & Spa 1%
Target
Superstores
106,363 visits/mo
0.4 miles
ARCO
Shops & Services
18,590 visits/mo
0.4 miles
Golden 1 Credit Union
Shops & Services
8,608 visits/mo
0.4 miles
76
Shops & Services
7,311 visits/mo
0.4 miles
AMPM
Shops & Services
3,134 visits/mo
0.4 miles
Demographics for 95818, CA
22,375
Population
11,301
Households
2
Avg Household Size
39
Median Age
62%
College-Educated
93%
High-School Grad
3.9 sq mi
ZIP Area
5,737
Density / Sq Mi
$120,509
Median Household Income
$72,803
Median Earnings
$1,650
Median Rent
$768,700
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?
Mixed-use property - Three retail or restaurant units complement second-floor office space and potential residential development.
Where is this mixed-use property located?
The property is located at 2217-2223 10th St Sacramento, CA.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 7,644‑square‑foot mixed‑use property; Three retail or restaurant units; Second‑floor offices with potential for residential development
