Historic Brick Storefront
For Sale
$650,000
149 Sacramento Street, Auburn, CA 95603
Two occupied commercial units feature high ceilings, original masonry, and central air in Auburn’s downtown business district.
Property Size1,632 SF
Price / SF$398.28
Days on Market511
Property Features for 149 Sacramento Street
General Information
Standard status
Active
Size
1,632 SF
Property subtype
Retail
Amenities
Central Air
3
C-2 Central Business District
4 Parking Spaces. Public.
Building Details
Year Built
1870
Listing Agency:
4011234
Listed By:
Donovan Real Estate
4011234
Source:
Xome
Added: Apr 7, 2025
Changed: Aug 30
Last Checked: Aug 30 at 10:19AM
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 Donovan Real Estate
Investment Insights
Based on property information with market context.
Built in 1870, this 1,632-square-foot storefront property contains two occupied commercial units. Original brick walls and tall ceilings provide historic character, while a 1981 remodel added modern soundproofing. Central air serves the building, supporting continued commercial use within its established downtown setting.
The property is located on Sacramento Street in Auburn, near Interstate 80 and steps from the Auburn Courthouse. The surrounding area includes Auburn Alehouse, wine bars, cafes, and art galleries, creating a walkable mix of civic, dining, and cultural destinations.
The property is located on Sacramento Street in Auburn, near Interstate 80 and steps from the Auburn Courthouse. The surrounding area includes Auburn Alehouse, wine bars, cafes, and art galleries, creating a walkable mix of civic, dining, and cultural destinations.
Key Highlights
- 1,632‑square‑foot commercial building constructed in 1870
- Two occupied commercial units
- Original brick walls and high ceilings
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
$31,726
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
4.88%
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%
$634,520
$634.5K
Cap Rate 7%
$453,229
$453.2K
Cap Rate 9%
$352,511
$352.5K
Market Conditions
NOI Build-Up for 1,632 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
$50.5K $30.96/SF
− Vacancy
−$5.2K −$3.19/SF
EGI
$45.3K $27.77/SF
− OpEx
−$13.6K −$8.33/SF
NOI
$31.7K $19.44/SF
Area
Placer County, CA
Vacancy
10.30%
Lease Rate
$30.96 /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%
$634,520
Cap Rate 7%
$453,229
Cap Rate 9%
$352,511
Alternative Uses
Best Use
Retail
$453.2K
$396.6K – $528.8K
NOI $31,726 @ 7.0% cap · market cap 4.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$631.8K
$552.8K – $737.1K
NOI $44,226 @ 7.0% cap · market cap 6.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,517
Businesses Nearby
73k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 89%
Shops & Services 11%
In-N-Out Burger
Dining
65,073 visits/mo
0.5 miles
7-Eleven
Shops & Services
8,134 visits/mo
0.3 miles
Beach Hut Deli
Dining
285 visits/mo
0.3 miles
Demographics for 95603, CA
28,021
Population
12,538
Households
2.2
Avg Household Size
49
Median Age
33%
College-Educated
92%
High-School Grad
35.8 sq mi
ZIP Area
783
Density / Sq Mi
$80,851
Median Household Income
$44,207
Median Earnings
$1,451
Median Rent
$613,900
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Pistil Annie Flower Shop — 177 Sacramento St, Auburn, CA 95603
- Auburn Flower Shop, Elevated Blooms by KM — 607 High St, Auburn, CA 95603
Frequently Asked Questions
What type of property is this?
Storefront property - Two occupied commercial units feature high ceilings, original masonry, and central air in Auburn’s downtown business district.
Where is this storefront property located?
The property is located at 149 Sacramento Street Auburn, CA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 1,632‑square‑foot commercial building constructed in 1870; Two occupied commercial units; Original brick walls and high ceilings
