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4960 Freeport Blvd, Sacramento, CA 95818
C-2 retail center with ground-floor shops, second-floor offices, and restaurant space on a prominent corner site.
Property Size29,832 SF
Price / SF$199.94
Days on Market4
Property Features for 4960 Freeport Blvd
General Information
Standard status
Active
Size
29,832 SF
Property subtype
Retail
Zoning
C-2
Occupancy
78%
Lease Type
NNN
Investment Type
Value Add
Net Operating Income
$441,361
Site & Location
Corner Location
Yes
Anchor Co-Tenants
Dollar Tree
Additional Details
Gross Income
$643,354
Building Details
Year Built
1970
Buildings
1
Stories
2
Units
13
Tenancy
Multi
Listing Agency:
Jahnrich Commercial Real Estate
Listed By:
Bobby Rich · License #01410142
Source:
Crexi
Added: Aug 8
Changed: Aug 11
Last Checked: Aug 11 at 5:47AM
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 Jahnrich Commercial Real Estate
Investment Insights
Based on property information with market context.
Built in 1970, this C-2 shopping center contains 29,832 square feet across 13 units. The property combines 22,832 square feet of ground-floor retail with a 7,000-square-foot second level configured for smaller office suites. Ground-floor occupants include Dollar Tree, Akebono Japanese restaurant, ZLGK, Inc., Cathay Bank, and Mahoroba Japanese Bakery. The center also includes 6,400 square feet of vacant space, comprising a 2,400-square-foot retail suite and four upstairs office suites.
Located at 4960 Freeport Blvd in Sacramento’s Land Park submarket, the property occupies a corner along a north–south arterial. Four occupied ground-floor leases are structured on a triple-net basis, include 3–4% annual escalations, and have staggered expirations extending through 2029. The configuration provides a mix of established retail, restaurant, banking, and office uses within a neighborhood-serving center.
Located at 4960 Freeport Blvd in Sacramento’s Land Park submarket, the property occupies a corner along a north–south arterial. Four occupied ground-floor leases are structured on a triple-net basis, include 3–4% annual escalations, and have staggered expirations extending through 2029. The configuration provides a mix of established retail, restaurant, banking, and office uses within a neighborhood-serving center.
Key Highlights
- 29,832 SF shopping center comprising 13 units
- 22,832 SF of ground‑floor retail plus 7,000 SF of second‑floor office suites
- Dollar Tree, Akebono Japanese restaurant, ZLGK, Inc., Cathay Bank, and Mahoroba Japanese Bakery are occupants
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
$462,667
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
7.76%
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%
$9,253,340
$9.3M
Cap Rate 7%
$6,609,529
$6.6M
Cap Rate 9%
$5,140,744
$5.1M
Market Conditions
NOI Build-Up for 29,832 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
$701.6K $23.52/SF
− Vacancy
−$40.7K −$1.36/SF
EGI
$661.0K $22.16/SF
− OpEx
−$198.3K −$6.65/SF
NOI
$462.7K $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%
$9,253,340
Cap Rate 7%
$6,609,529
Cap Rate 9%
$5,140,744
Alternative Uses
Best Use
Specialty Retail
$8.02M
$7.01M – $9.35M
NOI $561,140 @ 7.0% cap · market cap 9.41%
Second Best
Retail
$6.61M
$5.78M – $7.71M
NOI $462,667 @ 7.0% cap · market cap 7.76%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
682
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 95818, CA
22,375
Population
11,301
Households
2
Avg Household Size
39
Median Age
62%
College-Educated
93%
High-School Grad
3.9 sq mi
ZIP Area
5,737
Density / Sq Mi
$120,509
Median Household Income
$72,803
Median Earnings
$1,650
Median Rent
$768,700
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?
Shopping center - C-2 retail center with ground-floor shops, second-floor offices, and restaurant space on a prominent corner site.
Where is this shopping center located?
The property is located at 4960 Freeport Blvd Sacramento, CA.
What is the asking price?
The asking price for this property is $5,964,486.
What are key features of this property?
This property features: 29,832 SF shopping center comprising 13 units; 22,832 SF of ground‑floor retail plus 7,000 SF of second‑floor office suites; Dollar Tree, Akebono Japanese restaurant, ZLGK, Inc., Cathay Bank, and Mahoroba Japanese Bakery are occupants
