Retail Buildings with Monument
For Sale
Contact for pricing
3409 Fulton Ave, Sacramento, CA 95821
Two-parcel retail property with 274 feet of Fulton Ave frontage and existing monument signage.
Property Size12,117 SF
Lot Size3.32 Acres
Price / SF$429.15
Days on Market193
Property Features for 3409 Fulton Ave
General Information
Standard status
Active
Size
12,117 SF
Lot size
3.32 Acres
Property subtype
RETAIL
Zoning
CMU (Commercial Mix Use) with underlying AC (Auto Commercial)
Listing Agency:
JLL | Sacramento
(916) 447-6300
Listed By:
Mike Luca · License #01447904
(916) 214-0466
Source:
Moodyscre
Added: Mar 12
Changed: Sep 15
Last Checked: Sep 19 at 12:13PM
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 JLL | Sacramento
Investment Insights
Based on property information with market context.
Two-parcel retail property totaling approximately 3.32 acres, with existing buildings totaling 12,117 SF. The site offers 274 feet of frontage on Fulton Ave and includes an existing monument sign on Fulton Ave.
The property is zoned CMU (Commercial Mix Use) with underlying AC (Auto Commercial). In addition to the monument sign, an existing billboard is located on Edison Ave and is leased to Clear Channel on a long-term lease.
With its retail-oriented improvements and established signage along Fulton Ave, the site presents an opportunity for businesses seeking a commercial location with existing building inventory and visible frontage.
The property is zoned CMU (Commercial Mix Use) with underlying AC (Auto Commercial). In addition to the monument sign, an existing billboard is located on Edison Ave and is leased to Clear Channel on a long-term lease.
With its retail-oriented improvements and established signage along Fulton Ave, the site presents an opportunity for businesses seeking a commercial location with existing building inventory and visible frontage.
Key Highlights
- Two‑parcel property totaling approximately 3.32 acres
- Existing buildings totaling 12,117 SF
- 274 feet of frontage on Fulton Ave with existing monument sign
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
$187,924
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
3.61%
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%
$3,758,480
$3.8M
Cap Rate 7%
$2,684,629
$2.7M
Cap Rate 9%
$2,088,044
$2.1M
Market Conditions
NOI Build-Up for 12,117 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
$285.0K $23.52/SF
− Vacancy
−$16.5K −$1.36/SF
EGI
$268.5K $22.16/SF
− OpEx
−$80.5K −$6.65/SF
NOI
$187.9K $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%
$3,758,480
Cap Rate 7%
$2,684,629
Cap Rate 9%
$2,088,044
Alternative Uses
Best Use
Retail
$2.68M
$2.35M – $3.13M
NOI $187,924 @ 7.0% cap · market cap 3.61%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.26M
$2.85M – $3.80M
NOI $227,921 @ 7.0% cap · market cap 4.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
604
Businesses Nearby
15k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 86%
Hotels & Casinos 14%
Maita Toyota
Shops & Services
12,554 visits/mo
0.1 miles
Ramada by Wyndham Sacramento
Hotels & Casinos
2,217 visits/mo
0.2 miles
DriveTime Used Cars
Shops & Services
560 visits/mo
0.1 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Two-parcel retail property with 274 feet of Fulton Ave frontage and existing monument signage.
Where is this retail space located?
The property is located at 3409 Fulton Ave Sacramento, CA.
What is the asking price?
The asking price for this property is $5,200,000.
What are key features of this property?
This property features: Two‑parcel property totaling approximately 3.32 acres; Existing buildings totaling 12,117 SF; 274 feet of frontage on Fulton Ave with existing monument sign
