Repositioned Multifamily
For Sale
Contact for pricing
3000 T ST, Sacramento, CA 95816
Newly completed adaptive-reuse building with ten fully leased units, modernized systems, and 100% occupancy.
Property Size7,900 SF
Price / SF$373.42
Days on Market54
Property Features for 3000 T ST
General Information
Standard status
Active
Size
7,900 SF
Property subtype
Multifamily, Office
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$165,728
Additional Details
Cap Rate
5.25%
Highway Access
Yes
Multifamily Units
10
Building Details
Year Built
1981
Year Renovated
2026
Stories
2
Tenancy
Multi
Listing Agency:
PDF Commercial
(916) 714-8012
Listed By:
Jon Bias · License #01998325
Source:
Crexi
Added: Jun 15
Changed: Aug 7
Last Checked: Aug 7 at 9:52AM
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 PDF Commercial
Investment Insights
Based on property information with market context.
3000 T St is a newly completed adaptive-reuse multifamily property consisting of ten fully leased residential units. Originally an office property, the building was comprehensively repositioned to residential, with substantial upgrades to major building systems and interior components. Improvements include MEP infrastructure updates, roof improvements, interior finish upgrades, accessibility components, and contemporary residential amenities designed to support day-to-day living.
The property is located strategically between Midtown and East Sacramento within Sacramento’s core infill neighborhoods, with access to Downtown Sacramento and nearby employment and healthcare destinations, including UC Davis Medical Center. The asset also benefits from proximity to major regional routes, including Highway 50 and Business 80, supporting convenient connectivity to the broader Sacramento metro area.
Currently 100% occupied following lease-up completion, the building is presented as a stabilized, low-maintenance multifamily investment with limited anticipated near-term capital requirements. The unit mix was intentionally designed to appeal to a broad tenant demographic seeking proximity to Midtown, East Sacramento, Downtown, and major regional employment hubs. For buyers evaluating the immediate area, an adjacent parcel to the north is in the entitlement process for a proposed 28-unit multifamily development, which may further contribute to increased residential density in the surrounding corridor.
The property is located strategically between Midtown and East Sacramento within Sacramento’s core infill neighborhoods, with access to Downtown Sacramento and nearby employment and healthcare destinations, including UC Davis Medical Center. The asset also benefits from proximity to major regional routes, including Highway 50 and Business 80, supporting convenient connectivity to the broader Sacramento metro area.
Currently 100% occupied following lease-up completion, the building is presented as a stabilized, low-maintenance multifamily investment with limited anticipated near-term capital requirements. The unit mix was intentionally designed to appeal to a broad tenant demographic seeking proximity to Midtown, East Sacramento, Downtown, and major regional employment hubs. For buyers evaluating the immediate area, an adjacent parcel to the north is in the entitlement process for a proposed 28-unit multifamily development, which may further contribute to increased residential density in the surrounding corridor.
Key Highlights
- 10‑unit multifamily property from 1981 with a newly completed office‑to‑residential adaptive reuse
- 100% occupied with all units leased following lease‑up completion
- Offered at a 5.25% cap rate based on in‑place 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
$124,093
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
4.21%
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%
$2,481,860
$2.5M
Cap Rate 7%
$1,772,757
$1.8M
Cap Rate 9%
$1,378,811
$1.4M
Market Conditions
NOI Build-Up for 7,900 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
$237.0K $30.00/SF
− Vacancy
−$11.4K −$1.44/SF
EGI
$225.6K $28.56/SF
− OpEx
−$101.5K −$12.85/SF
NOI
$124.1K $15.71/SF
Area
Sacramento, CA
Vacancy
4.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$2,481,860
Cap Rate 7%
$1,772,757
Cap Rate 9%
$1,378,811
Alternative Uses
Best Use
Apartment 5plus
$1.77M
$1.55M – $2.07M
NOI $124,093 @ 7.0% cap · market cap 4.21%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.12M
$1.86M – $2.48M
NOI $148,599 @ 7.0% cap · market cap 5.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,203
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Newly completed adaptive-reuse building with ten fully leased units, modernized systems, and 100% occupancy.
Where is this apartment building located?
The property is located at 3000 T ST Sacramento, CA.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: 10‑unit multifamily property from 1981 with a newly completed office‑to‑residential adaptive reuse; 100% occupied with all units leased following lease‑up completion; Offered at a 5.25% cap rate based on in‑place income
