Historic Mixed-Use
For Sale
Contact for pricing
1931 J Street, Sacramento, CA 95811
Two-story commercial property with retail and creative office occupancy at a prominent Midtown Sacramento intersection.
Property Size12,640 SF
Price / SF$216.38
Days on Market160
Property Features for 1931 J Street
General Information
Standard status
Active
Size
12,640 SF
Total Parking Spaces
8
Property subtype
Retail, Mixed Use
Zoning
C-2-SPD
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$191,724
Site & Location
Corner Location
Yes
Anchor Co-Tenants
Big Brother Comics
Additional Details
Gross Income
$271,752
Building Details
Year Built
1910
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Jahnrich Commercial Real
Listed By:
Josh Chiechi · License #02201256
Source:
Crexi
Added: Mar 24
Changed: Aug 29
Last Checked: Aug 29 at 3:57PM
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 Jahnrich Commercial Real
Investment Insights
Based on property information with market context.
Built in 1910, this two-story historic mixed-use property contains 12,640 square feet and is fully leased across retail and creative office uses. The building includes 13 tenants under full-service gross leases, with Big Brother Comics occupying a 5,286-square-foot ground-floor space. C-2-SPD zoning supports its established mixed-use commercial profile.
The property occupies the corner of 20th and J Streets in Midtown Sacramento, directly across from the Midtown Farmers Market. Its walkable setting is surrounded by restaurants, bars, and entertainment venues, placing retail and office occupants within an active neighborhood environment.
The property occupies the corner of 20th and J Streets in Midtown Sacramento, directly across from the Midtown Farmers Market. Its walkable setting is surrounded by restaurants, bars, and entertainment venues, placing retail and office occupants within an active neighborhood environment.
Key Highlights
- 12,640 SF two‑story historic mixed‑use property built in 1910
- 100% leased to 13 retail and creative office tenants
- Big Brother Comics occupies 5,286 SF on the ground floor
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
$196,035
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
7.17%
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%
$3,920,700
$3.9M
Cap Rate 7%
$2,800,500
$2.8M
Cap Rate 9%
$2,178,167
$2.2M
Market Conditions
NOI Build-Up for 12,640 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
$297.3K $23.52/SF
− Vacancy
−$17.2K −$1.36/SF
EGI
$280.0K $22.16/SF
− OpEx
−$84.0K −$6.65/SF
NOI
$196.0K $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%
$3,920,700
Cap Rate 7%
$2,800,500
Cap Rate 9%
$2,178,167
Alternative Uses
Best Use
Retail
$2.80M
$2.45M – $3.27M
NOI $196,035 @ 7.0% cap · market cap 7.17%
Second Best
Mixed Use
$2.49M
$2.18M – $2.91M
NOI $174,432 @ 7.0% cap · market cap 6.38%
Theoretical Best
Specialty Retail
$3.40M
$2.97M – $3.96M
NOI $237,758 @ 7.0% cap · market cap 8.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6,430
Businesses Nearby
Explore this area
Business Placement
Demographics for 95811, CA
12,463
Population
5,085
Households
2.5
Avg Household Size
37
Median Age
54%
College-Educated
93%
High-School Grad
2.3 sq mi
ZIP Area
5,419
Density / Sq Mi
$77,760
Median Household Income
$59,641
Median Earnings
$1,564
Median Rent
$707,900
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?
Mixed-use property - Two-story commercial property with retail and creative office occupancy at a prominent Midtown Sacramento intersection.
Where is this mixed-use property located?
The property is located at 1931 J Street Sacramento, CA.
What is the asking price?
The asking price for this property is $2,735,000.
What are key features of this property?
This property features: 12,640 SF two‑story historic mixed‑use property built in 1910; 100% leased to 13 retail and creative office tenants; Big Brother Comics occupies 5,286 SF on the ground floor
