Four-Tenant Retail
For Sale
Contact for pricing
2610 J ST, Sacramento, CA 95816
C-2-zoned retail property fully leased across four separate suites in Midtown Sacramento.
Property Size2,408 SF
Price / SF$508.72
Days on Market35
Property Features for 2610 J ST
General Information
Standard status
Active
Size
2,408 SF
Property subtype
Retail, Multifamily
Zoning
C-2
Occupancy
100%
Lease Type
Gross
Investment Type
Stabilized
Net Operating Income
$70,025
Financials
Asking Price
$1,225,000
Cap Rate
5.7%
Building Details
Year Built
1910
Buildings
1
Stories
2
Units
4
Tenancy
Multi
Listing Agency:
TL commercial
Listed By:
Anthony Lewis · License #CA
Source:
Crexi
Added: Jul 29
Changed: Aug 29
Last Checked: Aug 31 at 7:08PM
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 TL commercial
Investment Insights
Based on property information with market context.
This 2,408-square-foot retail property contains four leased suites within a building constructed in 1910. Suite sizes are 710 square feet, 520 square feet, 520 square feet, and 737 square feet, providing a multi-suite configuration for retail occupancy.
The property is located on J Street in Midtown Sacramento, near restaurants, shopping, and entertainment venues. C-2 zoning supports its established retail classification, while the existing four-tenant occupancy provides an operating income property profile.
The property is located on J Street in Midtown Sacramento, near restaurants, shopping, and entertainment venues. C-2 zoning supports its established retail classification, while the existing four-tenant occupancy provides an operating income property profile.
Key Highlights
- 100% leased to 4 tenants
- 2,408 SF retail property with four suites
- Suite sizes: 710 SF, 520 SF, 520 SF, and 737 SF
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
$37,346
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
3.05%
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%
$746,920
$746.9K
Cap Rate 7%
$533,514
$533.5K
Cap Rate 9%
$414,956
$415.0K
Market Conditions
NOI Build-Up for 2,408 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
$56.6K $23.52/SF
− Vacancy
−$3.3K −$1.36/SF
EGI
$53.4K $22.16/SF
− OpEx
−$16.0K −$6.65/SF
NOI
$37.3K $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%
$746,920
Cap Rate 7%
$533,514
Cap Rate 9%
$414,956
Alternative Uses
Best Use
Retail
$533.5K
$466.8K – $622.4K
NOI $37,346 @ 7.0% cap · market cap 3.05%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$647.1K
$566.2K – $754.9K
NOI $45,294 @ 7.0% cap · market cap 3.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6,670
Businesses Nearby
254k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 40%
Shops & Services 37%
Groceries 20%
Hotels & Casinos 2%
Safeway
Groceries
50,469 visits/mo
0.5 miles
McDonald's
Dining
32,775 visits/mo
0.4 miles
ARCO
Shops & Services
20,933 visits/mo
0.2 miles
The Old Spaghetti Factory
Dining
18,385 visits/mo
0.5 miles
Del Taco
Dining
16,425 visits/mo
0.4 miles
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
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 - C-2-zoned retail property fully leased across four separate suites in Midtown Sacramento.
Where is this retail space located?
The property is located at 2610 J ST Sacramento, CA.
What is the asking price?
The asking price for this property is $1,225,000.
What are key features of this property?
This property features: 100% leased to 4 tenants; 2,408 SF retail property with four suites; Suite sizes: 710 SF, 520 SF, 520 SF, and 737 SF
