Office and Retail Building with
For Sale
$347,000
201 Sacramento Street, Auburn, CA 95603
1960s commercial building with open layout, private office, kitchen/utility area, half bath, and an outdoor deck near dining and transit.
Property Size1,324 SF
Price / SF$262.08
Days on Market418
Property Features for 201 Sacramento Street
General Information
Standard status
Active
Size
1,324 SF
Property subtype
Office
Amenities
hardwood floors
open gallery-style layout
private office
kitchen
utility room
half bath
outdoor deck
stunning views
Central Air
3
C2
Building Details
Year Built
1964
Listing Agency:
Wesely & Associates
Listed By:
Tim Wesely
6061486
Source:
Xome
Added: Jul 15, 2025
Changed: Sep 2
Last Checked: Sep 5 at 5:48AM
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 Wesely & Associates
Investment Insights
Based on property information with market context.
This 1960s-era commercial building offers a preserved interior with gleaming hardwood floors and an open, gallery-style layout designed to support flexible use. The space includes a private office, a kitchen and utility room, and a generous half bath for day-to-day operations.
The property features an expansive outdoor deck, providing outdoor space with views overlooking the surrounding streetscape. Located at 201 Sacramento Street in Auburn, it is positioned near local eateries, eclectic galleries, and boutiques. The remarks note that The Pour Choice Cafe is adjacent, with Herschel Young Park steps away and convenient access to public transit.
Overall, the configuration combines a usable interior work or retail flow with dedicated private and back-of-house support areas, plus an outdoor deck for tenant and customer use.
The property features an expansive outdoor deck, providing outdoor space with views overlooking the surrounding streetscape. Located at 201 Sacramento Street in Auburn, it is positioned near local eateries, eclectic galleries, and boutiques. The remarks note that The Pour Choice Cafe is adjacent, with Herschel Young Park steps away and convenient access to public transit.
Overall, the configuration combines a usable interior work or retail flow with dedicated private and back-of-house support areas, plus an outdoor deck for tenant and customer use.
Key Highlights
- 1964 commercial building in Auburn’s Old Town district
- Open, gallery‑style layout with hardwood floors
- Includes private office plus kitchen and utility room
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
$30,263
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
8.72%
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%
$605,260
$605.3K
Cap Rate 7%
$432,329
$432.3K
Cap Rate 9%
$336,256
$336.3K
Market Conditions
NOI Build-Up for 1,324 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
$47.0K $35.52/SF
− Vacancy
−$6.7K −$5.04/SF
EGI
$40.4K $30.48/SF
− OpEx
−$10.1K −$7.62/SF
NOI
$30.3K $22.86/SF
Area
Placer County, CA
Vacancy
14.20%
Lease Rate
$35.52 /SF/Yr
Expense Ratio
25.00%
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%
$605,260
Cap Rate 7%
$432,329
Cap Rate 9%
$336,256
Alternative Uses
Best Use
Office B
$432.3K
$378.3K – $504.4K
NOI $30,263 @ 7.0% cap · market cap 8.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$512.6K
$448.5K – $598.0K
NOI $35,879 @ 7.0% cap · market cap 10.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,634
Businesses Nearby
Explore this area
Business Placement
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - 1960s commercial building with open layout, private office, kitchen/utility area, half bath, and an outdoor deck near dining and transit.
Where is this office units located?
The property is located at 201 Sacramento Street Auburn, CA.
What is the asking price?
The asking price for this property is $347,000.
What are key features of this property?
This property features: 1964 commercial building in Auburn’s Old Town district; Open, gallery‑style layout with hardwood floors; Includes private office plus kitchen and utility room
