Corner-Exposure Office
For Sale
Contact for pricing
2201 El Camino Ave, Sacramento, CA 95821
Flexible BP-zoned commercial layout with separate-space potential and multiple permitted business uses.
Property Size2,476 SF
Lot Size0.17 Acres
Price / SF$222.13
Days on Market150
Property Features for 2201 El Camino Ave
General Information
Standard status
Active
Size
2,476 SF
Lot size
0.17 Acres
Property subtype
Office, Retail
Zoning
BP (Business Professional)
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Additional Details
Opportunity Zone
Yes
Building Details
Year Built
1958
Buildings
1
Stories
1
Listing Agency:
JACKS Commercial Real Estate - Sacramento
(916) 837-3456
Listed By:
Brian Jacks · License #CA 01217349
Source:
Crexi
Added: Apr 4
Changed: Aug 30
Last Checked: Aug 30 at 7:53PM
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 JACKS Commercial Real Estate - Sacramento
Investment Insights
Based on property information with market context.
This bank-owned office and retail property contains approximately 2,476 square feet on a 7,296-square-foot parcel. The interior can be divided into two independent spaces and includes three entrances along the front, supporting separate occupancy or an owner-user configuration. The most recent occupant was an insurance company, and the BP (Business Professional) zoning allows a range of stated uses, including office, financial services, medical and dental services, restaurant, childcare, church, barber shop, and massage uses.
The property occupies the corner of Howe and El Camino Avenues at 2201 El Camino Ave in Sacramento. Approximately 32,927 cars per day pass the site, with two bus stops at the corner and the Capital City Freeway approximately 1/2 mile away. The property is also within an Opportunity Zone and was built in 1958.
The property occupies the corner of Howe and El Camino Avenues at 2201 El Camino Ave in Sacramento. Approximately 32,927 cars per day pass the site, with two bus stops at the corner and the Capital City Freeway approximately 1/2 mile away. The property is also within an Opportunity Zone and was built in 1958.
Key Highlights
- Approximately 2,476 square feet on a 7,296‑square‑foot parcel
- Configured for division into two separate spaces
- Three front entrances serve the building
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
$38,401
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
6.98%
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%
$768,020
$768.0K
Cap Rate 7%
$548,586
$548.6K
Cap Rate 9%
$426,678
$426.7K
Market Conditions
NOI Build-Up for 2,476 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
$58.2K $23.52/SF
− Vacancy
−$3.4K −$1.36/SF
EGI
$54.9K $22.16/SF
− OpEx
−$16.5K −$6.65/SF
NOI
$38.4K $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%
$768,020
Cap Rate 7%
$548,586
Cap Rate 9%
$426,678
Alternative Uses
Best Use
Retail
$548.6K
$480.0K – $640.0K
NOI $38,401 @ 7.0% cap · market cap 6.98%
Second Best
Office B
$481.9K
$421.7K – $562.2K
NOI $33,734 @ 7.0% cap · market cap 6.13%
Theoretical Best
Specialty Retail
$665.3K
$582.2K – $776.2K
NOI $46,574 @ 7.0% cap · market cap 8.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
719
Businesses Nearby
Explore this area
Business Placement
Demographics for 95821, CA
39,310
Population
16,403
Households
2.4
Avg Household Size
37
Median Age
28%
College-Educated
87%
High-School Grad
7.1 sq mi
ZIP Area
5,537
Density / Sq Mi
$58,331
Median Household Income
$41,630
Median Earnings
$1,342
Median Rent
$470,900
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?
Office units - Flexible BP-zoned commercial layout with separate-space potential and multiple permitted business uses.
Where is this office units located?
The property is located at 2201 El Camino Ave Sacramento, CA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Approximately 2,476 square feet on a 7,296‑square‑foot parcel; Configured for division into two separate spaces; Three front entrances serve the building
