Flex Space with Fenced
For Sale
Contact for pricing
4570 Pell Drive, Sacramento, CA 95838
Concrete tilt-up flex facility with office, mezzanine storage, roll-up doors, and substantial paved yard capacity.
Property Size17,000 SF
Price / SF$191.18
Days on Market12
Property Features for 4570 Pell Drive
General Information
Standard status
Active
Size
17,000 SF
Property subtype
INDUSTRIAL
Listing Agency:
Newmark | Sacramento
(916) 569-2325
Listed By:
Kevin M. Jasper · License #01164925
Source:
Moodyscre
Added: Aug 18
Changed: Aug 27
Last Checked: Aug 26 at 1:58PM
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 Newmark | Sacramento
Investment Insights
Based on property information with market context.
This flex space comprises approximately 17,000 SF in a concrete tilt-up building, including approximately 3,100 SF of office area and approximately 2,100 SF of mezzanine storage above the offices. The facility has three automatic roll-up doors, 24’-26’ clear height, and 800 amps of 208-volt power per the calculation plate, subject to tenant or buyer verification. A new roof was installed in 2025 and carries a 20-year warranty.
The property includes up to approximately 30,000 SF of fenced, paved yard area, a public scale, and an approximately 1.4-acre parcel. The site is zoned M-1 and is located at 4570 Pell Drive in Sacramento, California. The facility is offered for lease or sale.
The property includes up to approximately 30,000 SF of fenced, paved yard area, a public scale, and an approximately 1.4-acre parcel. The site is zoned M-1 and is located at 4570 Pell Drive in Sacramento, California. The facility is offered for lease or sale.
Key Highlights
- Approximately 17,000 SF flex building on an approximately 1.4‑acre M‑1‑zoned parcel
- Up to approximately 30,000 SF of fenced, paved yard area
- Approximately 3,100 SF of office space plus approximately 2,100 SF of mezzanine storage
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
$185,972
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
5.72%
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%
$3,719,440
$3.7M
Cap Rate 7%
$2,656,743
$2.7M
Cap Rate 9%
$2,066,356
$2.1M
Market Conditions
NOI Build-Up for 17,000 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
$306.0K $18.00/SF
− Vacancy
−$19.9K −$1.17/SF
EGI
$286.1K $16.83/SF
− OpEx
−$100.1K −$5.89/SF
NOI
$186.0K $10.94/SF
Area
Sacramento, CA
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$3,719,440
Cap Rate 7%
$2,656,743
Cap Rate 9%
$2,066,356
Alternative Uses
Best Use
Flex RnD
$2.66M
$2.32M – $3.10M
NOI $185,972 @ 7.0% cap · market cap 5.72%
Second Best
Warehouse
$1.86M
$1.63M – $2.18M
NOI $130,536 @ 7.0% cap · market cap 4.02%
Theoretical Best
Specialty Retail
$4.57M
$4.00M – $5.33M
NOI $319,770 @ 7.0% cap · market cap 9.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
796
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 95838, CA
41,340
Population
12,400
Households
3.3
Avg Household Size
32
Median Age
14%
College-Educated
80%
High-School Grad
9.2 sq mi
ZIP Area
4,493
Density / Sq Mi
$63,969
Median Household Income
$35,443
Median Earnings
$1,605
Median Rent
$369,000
Median Home Value
Market
Vacancy Rate% for Industrial in Sacramento, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Concrete tilt-up flex facility with office, mezzanine storage, roll-up doors, and substantial paved yard capacity.
Where is this flex space located?
The property is located at 4570 Pell Drive Sacramento, CA.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: Approximately 17,000 SF flex building on an approximately 1.4‑acre M‑1‑zoned parcel; Up to approximately 30,000 SF of fenced, paved yard area; Approximately 3,100 SF of office space plus approximately 2,100 SF of mezzanine storage
