Multi-Tenant Office and Retail
For Sale
Contact for pricing
3830 Auburn Boulevard, Sacramento, CA 95821
Corner multi-tenant building with three income-producing tenants and room for an owner-user to occupy remaining space.
Property Size6,790 SF
Lot Size0.75 Acres
Price / SF$180
Days on Market65
Property Features for 3830 Auburn Boulevard
General Information
Standard status
Active
Size
6,790 SF
Lot size
0.75 Acres
Property subtype
Retail, Office
Zoning
SC - Shopping Center
Occupancy
41%
Lease Type
Gross
Investment Type
Owner/User
Building Details
Year Built
1979
Buildings
1
Stories
1
Units
22
Tenancy
Multi
Listing Agency:
CBRE - Sacramento
(916) 492-6907
Listed By:
Stuart Wright · License #CA 01451087
Source:
Crexi
Added: Jun 9
Changed: Aug 11
Last Checked: Aug 12 at 9:55AM
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.
3830 Auburn Blvd is a multi-tenant commercial building built in 1979, totaling approximately 6,790 square feet on a 0.75-acre parcel. The property is currently leased to three tenants: Collier Orthotics & Prosthetics, New Leaf Ayurveda, and Girls Rock Sacramento. New Leaf Ayurveda and Girls Rock Sacramento are on month-to-month leases, while Collier Orthotics’ lease expires in October 2029. The building is being offered with delivery at 41.24% occupied, with the balance available for an owner-user to occupy.
The property sits on the corner of Auburn Blvd and Pasadena Ave in Sacramento, offering a straightforward arrangement for businesses seeking nearby visibility and established frontage. As a multi-tenant setup, it provides flexibility for continued tenant occupancy alongside space available for additional operations.
For owner-users or investors seeking control of part of the building, this configuration supports both continued rental income and the ability to plan an occupancy strategy for the remaining space. With a mix of lease terms, the timing of space availability is clear, including a defined expiration for Collier Orthotics in October 2029 and month-to-month flexibility for the other two tenants.
The property sits on the corner of Auburn Blvd and Pasadena Ave in Sacramento, offering a straightforward arrangement for businesses seeking nearby visibility and established frontage. As a multi-tenant setup, it provides flexibility for continued tenant occupancy alongside space available for additional operations.
For owner-users or investors seeking control of part of the building, this configuration supports both continued rental income and the ability to plan an occupancy strategy for the remaining space. With a mix of lease terms, the timing of space availability is clear, including a defined expiration for Collier Orthotics in October 2029 and month-to-month flexibility for the other two tenants.
Key Highlights
- Approximately 6,790 SF corner multi‑tenant building built in 1979
- 0.75‑acre parcel on Auburn Blvd at the corner with Pasadena Ave
- Currently leased to three tenants: Collier Orthotics & Prosthetics, New Leaf Ayurveda, and Girls Rock Sacramento
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
$105,307
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
8.62%
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%
$2,106,140
$2.1M
Cap Rate 7%
$1,504,386
$1.5M
Cap Rate 9%
$1,170,078
$1.2M
Market Conditions
NOI Build-Up for 6,790 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
$159.7K $23.52/SF
− Vacancy
−$9.3K −$1.36/SF
EGI
$150.4K $22.16/SF
− OpEx
−$45.1K −$6.65/SF
NOI
$105.3K $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%
$2,106,140
Cap Rate 7%
$1,504,386
Cap Rate 9%
$1,170,078
Alternative Uses
Best Use
Retail
$1.50M
$1.32M – $1.76M
NOI $105,307 @ 7.0% cap · market cap 8.62%
Second Best
Office B
$1.32M
$1.16M – $1.54M
NOI $92,508 @ 7.0% cap · market cap 7.57%
Theoretical Best
Specialty Retail
$1.82M
$1.60M – $2.13M
NOI $127,720 @ 7.0% cap · market cap 10.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
454
Businesses Nearby
Explore this area
Business Placement
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 Office in Sacramento, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Corner multi-tenant building with three income-producing tenants and room for an owner-user to occupy remaining space.
Where is this office units located?
The property is located at 3830 Auburn Boulevard Sacramento, CA.
What is the asking price?
The asking price for this property is $1,222,200.
What are key features of this property?
This property features: Approximately 6,790 SF corner multi‑tenant building built in 1979; 0.75‑acre parcel on Auburn Blvd at the corner with Pasadena Ave; Currently leased to three tenants: Collier Orthotics & Prosthetics, New Leaf Ayurveda, and Girls Rock Sacramento
