Creative Office Building with
For Sale
Contact for pricing
520-530 9th Street, Sacramento, CA 95814
Two-story creative office building with a central lightwell, skylights, and separate residential and office entrances.
Property Size20,012 SF
Price / SF$307.32
Days on Market100
Property Features for 520-530 9th Street
General Information
Standard status
Active
Size
20,012 SF
Total Parking Spaces
32
Property subtype
Office, Multifamily
Zoning
RO-SPD
Lease Type
Gross
Investment Type
Owner/User
Net Operating Income
$282,443
Additional Details
Multifamily Units
5
Building Details
Year Built
1945
Buildings
1
Stories
2
Units
5
Tenancy
Multi
Listing Agency:
Turton Commercial Real Estate
Listed By:
Shilo Rochelle · License #02092283
(916) 573-3305
Source:
Crexi
Added: May 29
Changed: Aug 31
Last Checked: Sep 1 at 3:03AM
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 Turton Commercial Real Estate
Investment Insights
Based on property information with market context.
520-530 9th Street is a two-story creative-office building featuring a central lightwell, generous skylights, and continuous window lines designed to bring natural light deep into the interior. The property includes office space alongside five residential units, with separate private entrances for the office and residential components.
The building offers 32 covered parking stalls and a parking configuration intended to support day-to-day access for occupants. An owner-user can take advantage of 12,185 contiguous square feet that is described as currently available within the office program, while the remainder of the building continues to support in-place income through office, residential, and parking tenants.
This setup is best suited to organizations that want a Downtown headquarters with distinct architecture and a practical way to manage occupancy costs through diversified leased income. It also offers a straightforward path for a principal-led tenant to secure a contiguous footprint for operations while maintaining income from the building’s other components, including covered parking and residential units.
The building offers 32 covered parking stalls and a parking configuration intended to support day-to-day access for occupants. An owner-user can take advantage of 12,185 contiguous square feet that is described as currently available within the office program, while the remainder of the building continues to support in-place income through office, residential, and parking tenants.
This setup is best suited to organizations that want a Downtown headquarters with distinct architecture and a practical way to manage occupancy costs through diversified leased income. It also offers a straightforward path for a principal-led tenant to secure a contiguous footprint for operations while maintaining income from the building’s other components, including covered parking and residential units.
Key Highlights
- Two‑story creative office building on 9th St built in 1945 with a central lightwell, generous skylights, and uninterrupted window lines.
- 20,012 rentable SF total: 17,412 SF office space plus 5 residential units.
- 32 covered parking stalls with offices and residences served by private, separate entrances.
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
$314,348
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
5.11%
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%
$6,286,960
$6.3M
Cap Rate 7%
$4,490,686
$4.5M
Cap Rate 9%
$3,492,756
$3.5M
Market Conditions
NOI Build-Up for 20,012 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
$600.4K $30.00/SF
− Vacancy
−$28.8K −$1.44/SF
EGI
$571.5K $28.56/SF
− OpEx
−$257.2K −$12.85/SF
NOI
$314.3K $15.71/SF
Area
Sacramento, CA
Vacancy
4.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$6,286,960
Cap Rate 7%
$4,490,686
Cap Rate 9%
$3,492,756
Alternative Uses
Best Use
Apartment 5plus
$4.49M
$3.93M – $5.24M
NOI $314,348 @ 7.0% cap · market cap 5.11%
Second Best
Office B
$3.89M
$3.41M – $4.54M
NOI $272,647 @ 7.0% cap · market cap 4.43%
Theoretical Best
Specialty Retail
$5.38M
$4.71M – $6.27M
NOI $376,426 @ 7.0% cap · market cap 6.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
5,826
Businesses Nearby
Explore this area
Business Placement
Demographics for 95814, CA
12,208
Population
7,972
Households
1.5
Avg Household Size
38
Median Age
40%
College-Educated
90%
High-School Grad
1.4 sq mi
ZIP Area
8,720
Density / Sq Mi
$46,637
Median Household Income
$57,500
Median Earnings
$1,226
Median Rent
$621,400
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?
Creative space - Two-story creative office building with a central lightwell, skylights, and separate residential and office entrances.
Where is this creative space located?
The property is located at 520-530 9th Street Sacramento, CA.
What is the asking price?
The asking price for this property is $6,150,000.
What are key features of this property?
This property features: Two‑story creative office building on 9th St built in 1945 with a central lightwell, generous skylights, and uninterrupted window lines.; 20,012 rentable SF total: 17,412 SF office space plus 5 residential units.; 32 covered parking stalls with offices and residences served by private, separate entrances.
