Multi-Tenant Retail
For Sale
Contact for pricing
1835 Fulton Ave, Sacramento, CA 95825
Two-story commercial property with separate suites, gated parking, dual access points, and prominent building and monument signage.
Property Size4,697 SF
Lot Size0.27 Acres
Price / SF$223.55
Days on Market64
Property Features for 1835 Fulton Ave
General Information
Standard status
Active
Size
4,697 SF
Lot size
0.27 Acres
Property subtype
Retail
Zoning
LC - Light Commercial
Lease Type
Modified Gross
Investment Type
Owner/User
Site & Location
Traffic Count
27,000 vehicles/day
Road Access
Yes
Amenities
secure gated parking lot
monument and building signage
Building Details
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
CENTURY 21 Select Real Estate, Inc.
(916) 704-9341
Listed By:
Daniel Mueller · License #CA
Source:
Crexi
Added: Jun 29
Changed: Aug 30
Last Checked: Aug 30 at 12:10AM
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 CENTURY 21 Select Real Estate, Inc.
Investment Insights
Based on property information with market context.
This two-story retail property contains approximately 4,697 square feet within a multi-tenant configuration. The first floor includes an approximately 2,300 SF suite with an open layout, one restroom, and entry from both the front and rear. Ace Printing Services currently occupies that space. Upstairs, Sassy Suites operates from a salon suite featuring multiple private treatment rooms with plumbing, a reception lobby, and a restroom.
The property sits on approximately 0.27 acres and is zoned LC - Light Commercial. A gated parking area can be reached through the front driveway or rear alley. Monument and building signage are positioned along the commercial corridor, with exposure to approximately 27,000 vehicles per day. The second-floor lease is structured as Modified Gross and runs through October 7, 2029.
The property sits on approximately 0.27 acres and is zoned LC - Light Commercial. A gated parking area can be reached through the front driveway or rear alley. Monument and building signage are positioned along the commercial corridor, with exposure to approximately 27,000 vehicles per day. The second-floor lease is structured as Modified Gross and runs through October 7, 2029.
Key Highlights
- Approximately 4,697 square feet in a two‑story multi‑tenant retail building
- Approximately 2,300 SF first‑floor suite with open layout, one restroom, and front/rear access
- Second‑floor salon suite includes multiple private treatment rooms with plumbing
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
$72,846
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
6.94%
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%
$1,456,920
$1.5M
Cap Rate 7%
$1,040,657
$1.0M
Cap Rate 9%
$809,400
$809.4K
Market Conditions
NOI Build-Up for 4,697 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
$110.5K $23.52/SF
− Vacancy
−$6.4K −$1.36/SF
EGI
$104.1K $22.16/SF
− OpEx
−$31.2K −$6.65/SF
NOI
$72.8K $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%
$1,456,920
Cap Rate 7%
$1,040,657
Cap Rate 9%
$809,400
Alternative Uses
Best Use
Retail
$1.04M
$910.6K – $1.21M
NOI $72,846 @ 7.0% cap · market cap 6.94%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.26M
$1.10M – $1.47M
NOI $88,351 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
27,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,354
Businesses Nearby
216k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 58%
Shops & Services 24%
Dining 15%
Apparel 2%
Target
Superstores
124,598 visits/mo
0.2 miles
Bank of America
Shops & Services
10,752 visits/mo
0.5 miles
Speedway
Shops & Services
10,446 visits/mo
0.2 miles
Starbucks
Dining
10,323 visits/mo
0.4 miles
Starbucks
Dining
8,458 visits/mo
0.4 miles
Demographics for 95825, CA
36,081
Population
16,803
Households
2.1
Avg Household Size
34
Median Age
33%
College-Educated
87%
High-School Grad
4.7 sq mi
ZIP Area
7,677
Density / Sq Mi
$64,264
Median Household Income
$35,994
Median Earnings
$1,582
Median Rent
$433,500
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?
Storefront property - Two-story commercial property with separate suites, gated parking, dual access points, and prominent building and monument signage.
Where is this storefront property located?
The property is located at 1835 Fulton Ave Sacramento, CA.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Approximately 4,697 square feet in a two‑story multi‑tenant retail building; Approximately 2,300 SF first‑floor suite with open layout, one restroom, and front/rear access; Second‑floor salon suite includes multiple private treatment rooms with plumbing
