Multi-Tenant Office Building with
For Sale
$2,500,000
2398 Fair Oaks Boulevard, Sacramento, CA 95825
Multi-tenant office building offering multiple suites with on-site parking and existing professional, medical, and salon-related occupancy.
Property Size7,874 SF
Price / SF$317.50
Days on Market104
Property Features for 2398 Fair Oaks Boulevard
General Information
Standard status
Active
Size
7,874 SF
Property subtype
Commercial/Industrial
Building Details
Year Built
1965
Tenancy
Multi
Listing Agency:
HomeSmart ICARE Realty
(916) 613-7809
Listed By:
Kamlesh Singh · License #02033637
(916) 613-7809
Source:
Exitrealty
Added: May 12
Changed: Aug 23
Last Checked: Aug 22 at 8:15AM
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 HomeSmart ICARE Realty
Investment Insights
Based on property information with market context.
Located along the Fair Oaks Boulevard corridor in Sacramento, this multi-tenant office building provides approximately 7,874 SF across multiple suites. The current tenant mix includes dental office occupancy, professional service tenants, and salon-related use, with additional vacant suites available.
The property’s layout supports flexible suite configurations that can accommodate a range of professional office and health-related operations, including medical and dental, legal, accounting, insurance, real estate, wellness, counseling, and other similar uses. Visible street presence and on-site parking serve day-to-day tenant and visitor needs.
With multiple users in place and additional space available, the building presents a practical option for investors seeking income in place or an owner-user looking for on-site suite flexibility within an established office corridor.
The property’s layout supports flexible suite configurations that can accommodate a range of professional office and health-related operations, including medical and dental, legal, accounting, insurance, real estate, wellness, counseling, and other similar uses. Visible street presence and on-site parking serve day-to-day tenant and visitor needs.
With multiple users in place and additional space available, the building presents a practical option for investors seeking income in place or an owner-user looking for on-site suite flexibility within an established office corridor.
Key Highlights
- Multi‑tenant office building built in 1965 with approximately 7,874 SF across multiple suites
- Current rent roll includes dental office occupancy, professional service tenants, and salon‑related use
- Tenant mix includes professional office, medical/dental, service, and salon‑related tenancy for diversified income
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
$121,266
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
4.85%
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%
$2,425,320
$2.4M
Cap Rate 7%
$1,732,371
$1.7M
Cap Rate 9%
$1,347,400
$1.3M
Market Conditions
NOI Build-Up for 7,874 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
$217.3K $27.60/SF
− Vacancy
−$15.2K −$1.93/SF
EGI
$202.1K $25.67/SF
− OpEx
−$80.8K −$10.27/SF
NOI
$121.3K $15.40/SF
Area
Sacramento, CA
Vacancy
7.00%
Lease Rate
$27.60 /SF/Yr
Expense Ratio
40.00%
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%
$2,425,320
Cap Rate 7%
$1,732,371
Cap Rate 9%
$1,347,400
Alternative Uses
Best Use
Healthcare Medical
$1.73M
$1.52M – $2.02M
NOI $121,266 @ 7.0% cap · market cap 4.85%
Second Best
Office B
$1.53M
$1.34M – $1.79M
NOI $107,277 @ 7.0% cap · market cap 4.29%
Theoretical Best
Specialty Retail
$2.12M
$1.85M – $2.47M
NOI $148,110 @ 7.0% cap · market cap 5.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,802
Businesses Nearby
Explore this area
Business Placement
Demographics for 95825, CA
36,081
Population
16,803
Households
2.1
Avg Household Size
34
Median Age
33%
College-Educated
87%
High-School Grad
4.7 sq mi
ZIP Area
7,677
Density / Sq Mi
$64,264
Median Household Income
$35,994
Median Earnings
$1,582
Median Rent
$433,500
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 building - Multi-tenant office building offering multiple suites with on-site parking and existing professional, medical, and salon-related occupancy.
Where is this office building located?
The property is located at 2398 Fair Oaks Boulevard Sacramento, CA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: Multi‑tenant office building built in 1965 with approximately 7,874 SF across multiple suites; Current rent roll includes dental office occupancy, professional service tenants, and salon‑related use; Tenant mix includes professional office, medical/dental, service, and salon‑related tenancy for diversified income
