Dental-Medical Anchored Office
For Sale
$2,200,000
4020 El Camino Ave, Sacramento, CA 95821
Well-maintained medical and professional office complex on a corner lot with a signalized intersection.
Property Size14,333 SF
Days on Market163
Property Features for 4020 El Camino Ave
General Information
Standard status
Active
Size
14,333 SF
Property subtype
Retail
Building Details
Building Size
14,333 SF
Year Built
1972
Units
13
Listing Agency:
NAI Northern California
Listed By:
Joshua Ballesteros · License #02010271
(209) 518-9025
Source:
Commercialcafe
Added: Mar 27
Changed: Sep 3
Last Checked: Sep 5 at 4:47AM
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 NAI Northern California
Investment Insights
Based on property information with market context.
This well-maintained office complex is anchored by dental and medical users, offering a value-oriented setup for professional services. The property is positioned as a strong fit for continued demand in medical and professional office uses.
Located on El Camino Ave in the Arden-Arcade district of Sacramento, the site benefits from significant traffic count along the frontage. It is also situated on a corner lot with a signalized intersection, supporting convenient access and prominent presence.
The offering is presented for sale by The Josh Ballesteros Team at NAI Northern California and is described as having continued positioning for medical and professional services in the surrounding area.
Located on El Camino Ave in the Arden-Arcade district of Sacramento, the site benefits from significant traffic count along the frontage. It is also situated on a corner lot with a signalized intersection, supporting convenient access and prominent presence.
The offering is presented for sale by The Josh Ballesteros Team at NAI Northern California and is described as having continued positioning for medical and professional services in the surrounding area.
Key Highlights
- Medical and professional office complex on El Camino Ave in Sacramento’s Arden‑Arcade district
- Corner‑lot location at a signalized intersection
- Well‑maintained office property
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
$195,276
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
8.88%
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%
$3,905,520
$3.9M
Cap Rate 7%
$2,789,657
$2.8M
Cap Rate 9%
$2,169,733
$2.2M
Market Conditions
NOI Build-Up for 14,333 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
$309.6K $21.60/SF
− Vacancy
−$49.2K −$3.43/SF
EGI
$260.4K $18.17/SF
− OpEx
−$65.1K −$4.54/SF
NOI
$195.3K $13.62/SF
Area
Sacramento, CA
Vacancy
15.90%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$3,905,520
Cap Rate 7%
$2,789,657
Cap Rate 9%
$2,169,733
Alternative Uses
Best Use
Healthcare Medical
$3.15M
$2.76M – $3.68M
NOI $220,740 @ 7.0% cap · market cap 10.03%
Second Best
Office B
$2.79M
$2.44M – $3.25M
NOI $195,276 @ 7.0% cap · market cap 8.88%
Theoretical Best
Specialty Retail
$3.85M
$3.37M – $4.49M
NOI $269,604 @ 7.0% cap · market cap 12.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
546
Businesses Nearby
Under-served
Demand for This Use
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?
Medical Office Space - Well-maintained medical and professional office complex on a corner lot with a signalized intersection.
Where is this medical office space located?
The property is located at 4020 El Camino Ave Sacramento, CA.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Medical and professional office complex on El Camino Ave in Sacramento’s Arden‑Arcade district; Corner‑lot location at a signalized intersection; Well‑maintained office property
