Turnkey Dry Cleaning
For Sale
$380,000
2001 4th Ave, Sacramento, CA 95818
Turnkey dry-cleaning facility includes a 60-pound hydrocarbon machine and shirt unit, with new lease terms available.
Property Size2,152 SF
Price / SF$176.58
Days on Market52
Property Features for 2001 4th Ave
General Information
Standard status
Active
Size
2,152 SF
Property subtype
Business Opportunity
Lease Type
Gross
Additional Details
Business Included
Yes
Listing Agency:
AMP Real Estate Inc.
Listed By:
Andrew M Pae · License #00982180
(916) 761-3673
Source:
Aspirerealestateca
Added: Jul 20
Changed: Sep 8
Last Checked: Sep 8 at 6:07AM
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 AMP Real Estate Inc.
Investment Insights
Based on property information with market context.
This turnkey dry-cleaning operation is being offered for sale as the current owner prepares for retirement. The business generates approximately $400,000 in annual gross sales and is supported by fully equipped processing equipment, including a 60-pound hydrocarbon dry-cleaning machine, a shirt unit, and related gear needed to continue operations.
New lease terms are available with an initial gross rent of $5,500 per month and annual increases of 3%. Alteration services are not being offered at this time, creating room for a new owner to broaden revenue by adding tailoring, alterations, wash-and-fold services, pickup and delivery, or commercial accounts.
The property is positioned for a buyer seeking an established, equipment-ready dry-cleaning business with an operating history and additional service opportunities.
New lease terms are available with an initial gross rent of $5,500 per month and annual increases of 3%. Alteration services are not being offered at this time, creating room for a new owner to broaden revenue by adding tailoring, alterations, wash-and-fold services, pickup and delivery, or commercial accounts.
The property is positioned for a buyer seeking an established, equipment-ready dry-cleaning business with an operating history and additional service opportunities.
Key Highlights
- Business generates approximately $400,000 in annual gross sales
- Fully equipped for ongoing operations with a 60‑lb hydrocarbon dry‑cleaning machine and shirt unit
- New lease terms available at an initial gross rent of $5,500 per month with 3% annual increases
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
$33,376
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
8.78%
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%
$667,520
$667.5K
Cap Rate 7%
$476,800
$476.8K
Cap Rate 9%
$370,844
$370.8K
Market Conditions
NOI Build-Up for 2,152 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
$50.6K $23.52/SF
− Vacancy
−$2.9K −$1.36/SF
EGI
$47.7K $22.16/SF
− OpEx
−$14.3K −$6.65/SF
NOI
$33.4K $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%
$667,520
Cap Rate 7%
$476,800
Cap Rate 9%
$370,844
Alternative Uses
Best Use
Retail
$476.8K
$417.2K – $556.3K
NOI $33,376 @ 7.0% cap · market cap 8.78%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$578.3K
$506.0K – $674.7K
NOI $40,479 @ 7.0% cap · market cap 10.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
824
Businesses Nearby
33k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 57%
Shops & Services 43%
McDonald's
Dining
16,812 visits/mo
0.2 miles
ARCO
Shops & Services
9,514 visits/mo
0.5 miles
AMPM
Shops & Services
2,724 visits/mo
0.5 miles
The UPS Store
Shops & Services
2,278 visits/mo
0.3 miles
Round Table Pizza
Dining
2,118 visits/mo
0.2 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?
Retail space - Turnkey dry-cleaning facility includes a 60-pound hydrocarbon machine and shirt unit, with new lease terms available.
Where is this retail space located?
The property is located at 2001 4th Ave Sacramento, CA.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: Business generates approximately $400,000 in annual gross sales; Fully equipped for ongoing operations with a 60‑lb hydrocarbon dry‑cleaning machine and shirt unit; New lease terms available at an initial gross rent of $5,500 per month with 3% annual increases
