Three-Story Live-Work
For Sale
$779,000
2730 Victorian Aly, Sacramento, CA 95818
C-2 zoned property combines professional office space with residential accommodations, private decks, and a secure garage.
Property Size1,898 SF
Price / SF$410.43
Days on Market150
Property Features for 2730 Victorian Aly
General Information
Standard status
Active
Size
1,898 SF
Total Parking Spaces
2
Property subtype
Commercial
Zoning
C-2
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
dedicated fitness/workspace area
two private decks
drought-tolerant landscaping
low-maintenance outdoor space
Building Details
Year Built
2015
Buildings
1
Stories
3
Listing Agency:
Rohe, Inc.
(916) 835-5088
Listed By:
Erica F. Bergsma · License #01321585
Source:
Thecentralvalleyhomesearch
Added: Apr 2
Changed: Aug 28
Last Checked: Aug 25 at 8:00AM
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 Rohe, Inc.
Investment Insights
Based on property information with market context.
This three-story live-work property provides approximately 1,898 square feet with a bedroom and full bathroom on each level. The ground floor includes a private entry, office area, bedroom, and full bath, supporting configurations for reception, meetings, professional services, or other permitted uses subject to City of Sacramento verification. Upper floors include residential accommodations, expansive windows, a skylit primary suite, deck access, and a walk-in closet. Concrete countertops, updated flooring, stainless steel appliances, and fresh interior and exterior paint complete the interior improvements.
The property sits along a frontage road with visibility from Highway 50 and includes a secure two-car garage, two private decks, a dedicated fitness/workspace area, drought-tolerant landscaping, and low-maintenance outdoor space. Its location provides access to Midtown and downtown Sacramento, as well as Sacramento Natural Foods Co-op, Temple Coffee, Revolution Winery, and nearby restaurants and retail destinations.
The property sits along a frontage road with visibility from Highway 50 and includes a secure two-car garage, two private decks, a dedicated fitness/workspace area, drought-tolerant landscaping, and low-maintenance outdoor space. Its location provides access to Midtown and downtown Sacramento, as well as Sacramento Natural Foods Co-op, Temple Coffee, Revolution Winery, and nearby restaurants and retail destinations.
Key Highlights
- C‑2 zoned live‑work property with approximately 1,898 square feet
- Three‑story layout with a bedroom and full bathroom on each level
- Ground‑floor office area, private entrance, bedroom, and full bath
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
$26,192
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
3.36%
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%
$523,840
$523.8K
Cap Rate 7%
$374,171
$374.2K
Cap Rate 9%
$291,022
$291.0K
Market Conditions
NOI Build-Up for 1,898 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
$45.6K $24.00/SF
− Vacancy
−$3.6K −$1.92/SF
EGI
$41.9K $22.08/SF
− OpEx
−$15.7K −$8.28/SF
NOI
$26.2K $13.80/SF
Area
Sacramento, CA
Vacancy
8.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$523,840
Cap Rate 7%
$374,171
Cap Rate 9%
$291,022
Alternative Uses
Best Use
Mixed Use
$374.2K
$327.4K – $436.5K
NOI $26,192 @ 7.0% cap · market cap 3.36%
Second Best
Office B
$369.4K
$323.2K – $431.0K
NOI $25,859 @ 7.0% cap · market cap 3.32%
Theoretical Best
Specialty Retail
$510.0K
$446.3K – $595.0K
NOI $35,701 @ 7.0% cap · market cap 4.58%
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
2,566
Businesses Nearby
Explore this area
Business Placement
Demographics for 95818, CA
22,375
Population
11,301
Households
2
Avg Household Size
39
Median Age
62%
College-Educated
93%
High-School Grad
3.9 sq mi
ZIP Area
5,737
Density / Sq Mi
$120,509
Median Household Income
$72,803
Median Earnings
$1,650
Median Rent
$768,700
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?
Live-work space - C-2 zoned property combines professional office space with residential accommodations, private decks, and a secure garage.
Where is this live-work space located?
The property is located at 2730 Victorian Aly Sacramento, CA.
What is the asking price?
The asking price for this property is $779,000.
What are key features of this property?
This property features: C‑2 zoned live‑work property with approximately 1,898 square feet; Three‑story layout with a bedroom and full bathroom on each level; Ground‑floor office area, private entrance, bedroom, and full bath
