GC-Zoned Office-Flex Corner
For Sale
Contact for pricing
4441 Auburn Boulevard, Sacramento, CA 95841
Corner office-flex building with GC zoning, sprinkler system, and flexible construction for tenant improvements.
Property Size18,698 SF
Price / SF$160.44
Days on Market71
Property Features for 4441 Auburn Boulevard
General Information
Standard status
Active
Size
18,698 SF
Property subtype
OFFICE
Zoning
GC
Additional Details
Highway Access
Yes
Sprinkler System
Yes
Listing Agency:
TRI Commercial | Roseville
(916) 622-6278
Listed By:
Mike Sotelo · License #01809363
(916) 622-6278
Source:
Moodyscre
Added: Jun 12
Changed: Aug 13
Last Checked: Aug 21 at 3:01PM
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 TRI Commercial | Roseville
Investment Insights
Based on property information with market context.
This office-flex property offers professional office space with GC zoning and flexible uses available. The building is described as flex construction, designed to support easier tenant improvement changes, and it is equipped with sprinkler protection. The site also includes low-maintenance landscaping, and existing tenants have made significant tenant improvement investments.
The property is situated on the north corner of Auburn Boulevard and Orange Grove Avenue, with prominent intersection visibility. It is also marketed as having excellent freeway access to I-80 and the Capitol City Freeway. Sacramento County Sheriff is noted as located across the intersection, and the offering includes long-term tenants with occupancy of over 10 years.
The current setup is presented as an owner-user investment and long-term passive cash-flow scenario, with possible seller financing mentioned in the remarks.
The property is situated on the north corner of Auburn Boulevard and Orange Grove Avenue, with prominent intersection visibility. It is also marketed as having excellent freeway access to I-80 and the Capitol City Freeway. Sacramento County Sheriff is noted as located across the intersection, and the offering includes long-term tenants with occupancy of over 10 years.
The current setup is presented as an owner-user investment and long-term passive cash-flow scenario, with possible seller financing mentioned in the remarks.
Key Highlights
- Office‑flex building on the north corner of Auburn Blvd & Orange Grove Ave in a GC Zoned area
- Prominent corner location at the intersection of Auburn Blvd and Orange Grove Ave
- Sprinkler system and low‑maintenance landscaping
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
$254,745
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
8.49%
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%
$5,094,900
$5.1M
Cap Rate 7%
$3,639,214
$3.6M
Cap Rate 9%
$2,830,500
$2.8M
Market Conditions
NOI Build-Up for 18,698 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
$403.9K $21.60/SF
− Vacancy
−$64.2K −$3.43/SF
EGI
$339.7K $18.17/SF
− OpEx
−$84.9K −$4.54/SF
NOI
$254.7K $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%
$5,094,900
Cap Rate 7%
$3,639,214
Cap Rate 9%
$2,830,500
Alternative Uses
Best Use
Office B
$3.64M
$3.18M – $4.25M
NOI $254,745 @ 7.0% cap · market cap 8.49%
Second Best
Flex RnD
$2.92M
$2.56M – $3.41M
NOI $204,547 @ 7.0% cap · market cap 6.82%
Theoretical Best
Specialty Retail
$5.02M
$4.40M – $5.86M
NOI $351,709 @ 7.0% cap · market cap 11.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
617
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95841, CA
21,873
Population
8,817
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
93%
High-School Grad
3.9 sq mi
ZIP Area
5,608
Density / Sq Mi
$62,305
Median Household Income
$40,388
Median Earnings
$1,577
Median Rent
$414,200
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?
Flex space - Corner office-flex building with GC zoning, sprinkler system, and flexible construction for tenant improvements.
Where is this flex space located?
The property is located at 4441 Auburn Boulevard Sacramento, CA.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: Office‑flex building on the north corner of Auburn Blvd & Orange Grove Ave in a GC Zoned area; Prominent corner location at the intersection of Auburn Blvd and Orange Grove Ave; Sprinkler system and low‑maintenance landscaping
