Fully Leased Retail
New
For Sale
Contact for pricing
2654 Marconi Avenue, Sacramento, CA 95821
Net leases and a food, service, and product tenant mix serve an active retail complex.
Property Size18,427 SF
Price / SF$261.08
Days on Market7
Property Features for 2654 Marconi Avenue
General Information
Standard status
Active
Size
18,427 SF
Property subtype
Retail
Zoning
SPA (Special Planning Area)
Occupancy
100%
Lease Type
NNN
Investment Type
Stabilized
Net Operating Income
$312,940
Financials
Asking Price
$4,811,000
Cap Rate
6.5%
Site & Location
Corner Location
Yes
Highway Access
Yes
Building Details
Year Built
1980
Year Renovated
2014
Buildings
1
Tenancy
Multi
Listing Agency:
CBRE - Sacramento
(916) 446-8290
Listed By:
Randy Getz · License #CA 00828903
Source:
Crexi
Added: Aug 8
Changed: Aug 13
Last Checked: Aug 13 at 3:18AM
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 CBRE - Sacramento
Investment Insights
Based on property information with market context.
Mueller Corners is a fully leased retail complex with 18,427 square feet of improvements. Built in 1980, the property is zoned SPA (Special Planning Area), and all leases are net as to occupancy expenses. The tenant mix includes food, services, and products within a well-maintained center.
The property occupies the southeast quadrant of Marconi Avenue and Fulton Avenue in Sacramento, immediately south of the Interstate 80 Business onramp and north of U.S. Highway 50. Interstate 5 is only minutes away, while nearby residential, commercial, and office projects contribute to the surrounding setting. Average daily vehicle counts are 27,701 on Marconi Avenue and 23,133 on Fulton Avenue.
The property occupies the southeast quadrant of Marconi Avenue and Fulton Avenue in Sacramento, immediately south of the Interstate 80 Business onramp and north of U.S. Highway 50. Interstate 5 is only minutes away, while nearby residential, commercial, and office projects contribute to the surrounding setting. Average daily vehicle counts are 27,701 on Marconi Avenue and 23,133 on Fulton Avenue.
Key Highlights
- Fully leased retail complex with 18,427 square feet of improvements
- Net leases as to expenses of occupancy
- SPA (Special Planning Area) zoning
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
$285,786
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
5.94%
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%
$5,715,720
$5.7M
Cap Rate 7%
$4,082,657
$4.1M
Cap Rate 9%
$3,175,400
$3.2M
Market Conditions
NOI Build-Up for 18,427 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
$433.4K $23.52/SF
− Vacancy
−$25.1K −$1.36/SF
EGI
$408.3K $22.16/SF
− OpEx
−$122.5K −$6.65/SF
NOI
$285.8K $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%
$5,715,720
Cap Rate 7%
$4,082,657
Cap Rate 9%
$3,175,400
Alternative Uses
Best Use
Retail
$4.08M
$3.57M – $4.76M
NOI $285,786 @ 7.0% cap · market cap 5.94%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.95M
$4.33M – $5.78M
NOI $346,612 @ 7.0% cap · market cap 7.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,220
Businesses Nearby
324k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 37%
Dining 24%
Apparel 24%
Shops & Services 13%
Trader Joe's
Groceries
51,069 visits/mo
0.1 miles
Walmart Neighborhood Market
Groceries
46,624 visits/mo
0.1 miles
T.J. Maxx
Apparel
44,962 visits/mo
0.1 miles
Ross Dress for Less
Apparel
27,024 visits/mo
0.2 miles
Sprouts Farmers Market
Groceries
23,642 visits/mo
0.2 miles
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 Retail in Sacramento, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Net leases and a food, service, and product tenant mix serve an active retail complex.
Where is this shopping center located?
The property is located at 2654 Marconi Avenue Sacramento, CA.
What is the asking price?
The asking price for this property is $4,811,000.
What are key features of this property?
This property features: Fully leased retail complex with 18,427 square feet of improvements; Net leases as to expenses of occupancy; SPA (Special Planning Area) zoning
