Mixed-Use Building with Ground Floor
For Sale
Contact for pricing
318 12th St, Sacramento, CA 95814
Three residential units above income-producing ground floor retail/office, with garages that may support parking or future residential conversion.
Property Size4,835 SF
Price / SF$268.87
Days on Market61
Property Features for 318 12th St
General Information
Standard status
Active
Size
4,835 SF
Property subtype
Mixed Use, Multifamily, Office, Retail
Additional Details
Multifamily Units
3
Building Details
Year Built
1934
Listing Agency:
Turton Commercial Real Estate
(916) 474-5024
Listed By:
Jack Scurfield · License #02127988
Source:
Crexi
Added: Jun 9
Changed: Jul 10
Last Checked: Aug 7 at 8:42AM
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 Turton Commercial Real Estate
Investment Insights
Based on property information with market context.
318 12th Street is a mixed-use building totaling approximately 4,835 square feet, with three apartment units located above a combined ground floor retail/office space. The ground floor measures approximately 1,920 square feet and is currently occupied by the Seller; the space could be delivered vacant prior to close of escrow, creating flexibility for an owner-occupant or for an investor looking to lease it. The property also includes two deep garages that can be used as parking as-is, or potentially converted to additional residential units, depending on operating and permitting goals.
The building is positioned in the heart of Downtown Sacramento, in a walkable, amenity-rich district. This core infill setting supports day-to-day convenience for residents and provides retail/office visibility for street-level users.
As a hands-on purchase, the property fits tenants and buyers who value a building with both residential income and street-level commercial space. With the option to take the ground floor vacant or to continue operating it through the Seller’s occupancy, it can align with owner-user needs or a lease-up strategy for the retail/office portion, while the garages provide an additional asset component for parking income or reconfiguration into more residential units.
The building is positioned in the heart of Downtown Sacramento, in a walkable, amenity-rich district. This core infill setting supports day-to-day convenience for residents and provides retail/office visibility for street-level users.
As a hands-on purchase, the property fits tenants and buyers who value a building with both residential income and street-level commercial space. With the option to take the ground floor vacant or to continue operating it through the Seller’s occupancy, it can align with owner-user needs or a lease-up strategy for the retail/office portion, while the garages provide an additional asset component for parking income or reconfiguration into more residential units.
Key Highlights
- 4,835 SF mixed‑use building built in 1934 with three apartment units above income‑producing ground‑floor space.
- 1,920 SF ground‑floor retail/office space is currently occupied by seller and could be delivered vacant prior to close of escrow.
- Ground‑floor space offers flexibility for an owner‑user to occupy or for an investor to lease up for market rents.
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
$82,517
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
6.35%
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%
$1,650,340
$1.7M
Cap Rate 7%
$1,178,814
$1.2M
Cap Rate 9%
$916,856
$916.9K
Market Conditions
NOI Build-Up for 4,835 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
$124.7K $25.80/SF
− Vacancy
−$6.9K −$1.42/SF
EGI
$117.9K $24.38/SF
− OpEx
−$35.4K −$7.31/SF
NOI
$82.5K $17.07/SF
Area
Sacramento, CA
Vacancy
5.50%
Lease Rate
$25.80 /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%
$1,650,340
Cap Rate 7%
$1,178,814
Cap Rate 9%
$916,856
Alternative Uses
Best Use
Multifamily LT 5
$1.18M
$1.03M – $1.38M
NOI $82,517 @ 7.0% cap · market cap 6.35%
Second Best
Apartment 5plus
$1.08M
$949.4K – $1.27M
NOI $75,948 @ 7.0% cap · market cap 5.84%
Theoretical Best
Specialty Retail
$1.30M
$1.14M – $1.52M
NOI $90,946 @ 7.0% cap · market cap 7.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
6,196
Businesses Nearby
Explore this area
Business Placement
Demographics for 95814, CA
12,208
Population
7,972
Households
1.5
Avg Household Size
38
Median Age
40%
College-Educated
90%
High-School Grad
1.4 sq mi
ZIP Area
8,720
Density / Sq Mi
$46,637
Median Household Income
$57,500
Median Earnings
$1,226
Median Rent
$621,400
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?
Mixed-use property - Three residential units above income-producing ground floor retail/office, with garages that may support parking or future residential conversion.
Where is this mixed-use property located?
The property is located at 318 12th St Sacramento, CA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 4,835 SF mixed‑use building built in 1934 with three apartment units above income‑producing ground‑floor space.; 1,920 SF ground‑floor retail/office space is currently occupied by seller and could be delivered vacant prior to close of escrow.; Ground‑floor space offers flexibility for an owner‑user to occupy or for an investor to lease up for market rents.
