Mixed-Use Investment
For Sale
Contact for pricing
2109-2111 J St, Sacramento, CA 95816
Fee-simple mixed-use property for sale at 2109-2111 J Street, featuring existing residential income and pro-forma retail rents.
Property Size6,010 SF
Price / SF$432.61
Days on Market185
Property Features for 2109-2111 J St
General Information
Standard status
Active
Size
6,010 SF
Property subtype
RETAIL
Additional Details
Cap Rate
5.88%
Listing Agency:
Turton Commercial Real Estate - Corporate
(916) 573-3300
Listed By:
Jon Lang · License #01934934
(916) 573-3302
Source:
Moodyscre
Added: Mar 16
Changed: Sep 3
Last Checked: Sep 15 at 10:02AM
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 Turton Commercial Real Estate - Corporate
Investment Insights
Based on property information with market context.
Turton CRE presents the opportunity to purchase 100% fee simple interest in 2109-2111 J Street, a mixed-use investment property in Sacramento’s Urban Core.
The offering is underwritten using a 5.88% blended capitalization rate based upon existing residential income. The projection includes pro-forma property taxes and NNN reimbursement, as well as pro-forma retail rents, nine months of carry costs, and associated commissions.
The property totals approximately 6,010 square feet and is presented for sale as a 100% interest investment opportunity.
The offering is underwritten using a 5.88% blended capitalization rate based upon existing residential income. The projection includes pro-forma property taxes and NNN reimbursement, as well as pro-forma retail rents, nine months of carry costs, and associated commissions.
The property totals approximately 6,010 square feet and is presented for sale as a 100% interest investment opportunity.
Key Highlights
- Purchase 100% fee‑simple interest in 2109‑2111 J Street, a mixed‑use property in Sacramento’s Urban Core
- Offered for $2,600,000 based on a 5.88% blended capitalization rate on existing residential income
- Pricing includes assumptions for existing residential income inclusive of pro‑forma property taxes and NNN reimbursement
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
$94,405
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
3.63%
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%
$1,888,100
$1.9M
Cap Rate 7%
$1,348,643
$1.3M
Cap Rate 9%
$1,048,944
$1.0M
Market Conditions
NOI Build-Up for 6,010 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
$180.3K $30.00/SF
− Vacancy
−$8.7K −$1.44/SF
EGI
$171.6K $28.56/SF
− OpEx
−$77.2K −$12.85/SF
NOI
$94.4K $15.71/SF
Area
Sacramento, CA
Vacancy
4.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,888,100
Cap Rate 7%
$1,348,643
Cap Rate 9%
$1,048,944
Alternative Uses
Best Use
Apartment 5plus
$1.35M
$1.18M – $1.57M
NOI $94,405 @ 7.0% cap · market cap 3.63%
Second Best
Mixed Use
$1.18M
$1.04M – $1.38M
NOI $82,938 @ 7.0% cap · market cap 3.19%
Theoretical Best
Specialty Retail
$1.61M
$1.41M – $1.88M
NOI $113,048 @ 7.0% cap · market cap 4.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
6,430
Businesses Nearby
Explore this area
Business Placement
Demographics for 95816, CA
18,606
Population
11,553
Households
1.6
Avg Household Size
36
Median Age
65%
College-Educated
98%
High-School Grad
2.7 sq mi
ZIP Area
6,891
Density / Sq Mi
$90,521
Median Household Income
$61,407
Median Earnings
$1,647
Median Rent
$789,700
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fee-simple mixed-use property for sale at 2109-2111 J Street, featuring existing residential income and pro-forma retail rents.
Where is this mixed-use property located?
The property is located at 2109-2111 J St Sacramento, CA.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: Purchase 100% fee‑simple interest in 2109‑2111 J Street, a mixed‑use property in Sacramento’s Urban Core; Offered for $2,600,000 based on a 5.88% blended capitalization rate on existing residential income; Pricing includes assumptions for existing residential income inclusive of pro‑forma property taxes and NNN reimbursement
