Former Gas Station
For Sale
$169,000
4635 Dry Creek Road, Sacramento, CA 95838
Former gas station building with clean ground level; inside access granted after offer acceptance.
Property Size872 SF
Price / SF$193.81
Days on Market106
Property Features for 4635 Dry Creek Road
General Information
Standard status
Active
Size
872 SF
Zoning
C-2
Amenities
8-10 Ft Ceilings
Private
Building Details
Building Size
872 SF
Listing Agency:
Vision West Properties
(916) 761-2238
Listed By:
Leo LaGesse · License #01027811
(916) 761-2238
Source:
Evrealestate
Added: May 15
Changed: Aug 23
Last Checked: Aug 28 at 8:46AM
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 Vision West Properties
Investment Insights
Based on property information with market context.
This property includes an approximately 872-square-foot building that was previously used as a gas station. The ground level is described as clean. Due diligence includes noting that access to the inside is provided once an offer is accepted.
The property is located at 4635 Dry Creek Rd in Sacramento, CA. The seller states no trespassing signs are posted.
For buyers and brokers, the current layout should be evaluated as a former gas station improvement, with on-site verification available after offer acceptance.
The property is located at 4635 Dry Creek Rd in Sacramento, CA. The seller states no trespassing signs are posted.
For buyers and brokers, the current layout should be evaluated as a former gas station improvement, with on-site verification available after offer acceptance.
Key Highlights
- 872 SF former gas station building
- Ground level is described as clean
- No trespassing signs posted to deter entry (per remarks)
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
$13,524
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
8.00%
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%
$270,480
$270.5K
Cap Rate 7%
$193,200
$193.2K
Cap Rate 9%
$150,267
$150.3K
Market Conditions
NOI Build-Up for 872 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
$20.5K $23.52/SF
− Vacancy
−$1.2K −$1.36/SF
EGI
$19.3K $22.16/SF
− OpEx
−$5.8K −$6.65/SF
NOI
$13.5K $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%
$270,480
Cap Rate 7%
$193,200
Cap Rate 9%
$150,267
Alternative Uses
Best Use
Specialty Retail
$234.3K
$205.0K – $273.4K
NOI $16,402 @ 7.0% cap · market cap 9.71%
Second Best
Retail
$193.2K
$169.1K – $225.4K
NOI $13,524 @ 7.0% cap · market cap 8.00%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
263
Businesses Nearby
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 Retail in Sacramento, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Former gas station building with clean ground level; inside access granted after offer acceptance.
Where is this gas station located?
The property is located at 4635 Dry Creek Road Sacramento, CA.
What is the asking price?
The asking price for this property is $169,000.
What are key features of this property?
This property features: 872 SF former gas station building; Ground level is described as clean; No trespassing signs posted to deter entry (per remarks)
