Storefront Retail
New
For Sale
$1,550,000
1454 Del Paso Blvd, Sacramento, CA 95815
Retail storefront with C-2-SPD-DPAW zoning and substantial street frontage.
Property Size6,288 SF
Price / SF$246.50
Days on Market2
Property Features for 1454 Del Paso Blvd
General Information
Standard status
Active
Size
6,288 SF
Property subtype
Retail
Zoning
C-2-SPD-DPAW
Building Details
Building Size
6,288 SF
Year Built
1930
Buildings
1
Listing Agency:
Brian A. Merrion, Broker
Listed By:
Brian Merrion · License #CalDRE #01940486
(415) 802-1400
Source:
7s
Added: Sep 12
Last Checked: Sep 12 at 2:51PM
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 Brian A. Merrion, Broker
Investment Insights
Based on property information with market context.
This storefront retail building contains 6,288 square feet and was constructed in 1930. The property offers a street-facing commercial format with substantial frontage and a C-2-SPD-DPAW zoning designation.
Located at 1454 Del Paso Blvd in Sacramento, California, the property is positioned within the Sacramento area retail market. Its established building character and retail-oriented configuration provide a defined setting for commercial occupancy.
Located at 1454 Del Paso Blvd in Sacramento, California, the property is positioned within the Sacramento area retail market. Its established building character and retail-oriented configuration provide a defined setting for commercial occupancy.
Key Highlights
- 6,288 SF storefront retail building
- Constructed in 1930
- C‑2‑SPD‑DPAW zoning designation
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
$97,521
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
6.29%
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%
$1,950,420
$2.0M
Cap Rate 7%
$1,393,157
$1.4M
Cap Rate 9%
$1,083,567
$1.1M
Market Conditions
NOI Build-Up for 6,288 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
$147.9K $23.52/SF
− Vacancy
−$8.6K −$1.36/SF
EGI
$139.3K $22.16/SF
− OpEx
−$41.8K −$6.65/SF
NOI
$97.5K $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%
$1,950,420
Cap Rate 7%
$1,393,157
Cap Rate 9%
$1,083,567
Alternative Uses
Best Use
Retail
$1.39M
$1.22M – $1.63M
NOI $97,521 @ 7.0% cap · market cap 6.29%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.69M
$1.48M – $1.97M
NOI $118,277 @ 7.0% cap · market cap 7.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
916
Businesses Nearby
19k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
ARCO
Shops & Services
11,900 visits/mo
0.4 miles
Wells Fargo
Shops & Services
3,650 visits/mo
0.1 miles
AMPM
Shops & Services
3,447 visits/mo
0.4 miles
Demographics for 95815, CA
27,838
Population
10,527
Households
2.6
Avg Household Size
34
Median Age
17%
College-Educated
79%
High-School Grad
7.7 sq mi
ZIP Area
3,615
Density / Sq Mi
$58,590
Median Household Income
$37,199
Median Earnings
$1,448
Median Rent
$298,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Sacramento, CA
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail storefront with C-2-SPD-DPAW zoning and substantial street frontage.
Where is this storefront property located?
The property is located at 1454 Del Paso Blvd Sacramento, CA.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: 6,288 SF storefront retail building; Constructed in 1930; C‑2‑SPD‑DPAW zoning designation
