Renovated Mixed-Use
For Sale
Contact for pricing
601-605 15th Street, Sacramento, CA 95814
Two-story property combines restaurant space with four residential units.
Property Size6,512 SF
Price / SF$291
Days on Market54
Property Features for 601-605 15th Street
General Information
Standard status
Active
Size
6,512 SF
Total Parking Spaces
5
Property subtype
Retail, Multifamily
Investment Type
Owner/User
Net Operating Income
$147,636
Financials
Asking Price
$1,895,000
Cap Rate
7.8%
Restaurant
Commercial Hood
Yes
Patio
Yes
Additional Details
Road Access
Yes
Amenities
multiple street entrances
four separate restrooms
Building Details
Year Renovated
2020
Buildings
1
Stories
2
Units
4
Listing Agency:
Turton Commercial Real Estate
(916) 446-8207
Listed By:
KIMIO BAZETT · License #02152565
Source:
Crexi
Added: Jul 8
Changed: Aug 30
Last Checked: Aug 30 at 6:54AM
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.
This two-story mixed-use building contains 6,512 SF of recently renovated improvements, including approximately 3,764 SF of ground-floor restaurant space and four residential units. The restaurant component includes a commercial kitchen with hood, sinks, floor drains, and a full bar, along with four restrooms, multiple street entrances, and a roughly 313 SF patio. The layout can support one larger operation or two separately configured concepts.
The residential units were remodeled in 2020 and include LVP flooring, updated countertops, dishwashers, cooktops, side-by-side refrigerators, washer/dryer hookups, and frameless glass shower enclosures. All four units are fully occupied. The property faces 15th Street in Sacramento’s historic Alkali Flats neighborhood, immediately north of the city’s business and entertainment district, with access to nearby pedestrian and vehicular activity and street parking.
The residential units were remodeled in 2020 and include LVP flooring, updated countertops, dishwashers, cooktops, side-by-side refrigerators, washer/dryer hookups, and frameless glass shower enclosures. All four units are fully occupied. The property faces 15th Street in Sacramento’s historic Alkali Flats neighborhood, immediately north of the city’s business and entertainment district, with access to nearby pedestrian and vehicular activity and street parking.
Key Highlights
- 6,512 SF two‑story mixed‑use building
- Approximately 3,764 SF ground‑floor restaurant space
- Four fully occupied residential units remodeled in 2020
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
$122,491
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
6.46%
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%
$2,449,820
$2.4M
Cap Rate 7%
$1,749,871
$1.7M
Cap Rate 9%
$1,361,011
$1.4M
Market Conditions
NOI Build-Up for 6,512 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
$171.9K $26.40/SF
− Vacancy
−$8.6K −$1.32/SF
EGI
$163.3K $25.08/SF
− OpEx
−$40.8K −$6.27/SF
NOI
$122.5K $18.81/SF
Area
Sacramento, CA
Vacancy
5.00%
Lease Rate
$26.40 /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%
$2,449,820
Cap Rate 7%
$1,749,871
Cap Rate 9%
$1,361,011
Alternative Uses
Best Use
Specialty Retail
$1.75M
$1.53M – $2.04M
NOI $122,491 @ 7.0% cap · market cap 6.46%
Second Best
Multifamily LT 5
$1.59M
$1.39M – $1.85M
NOI $111,138 @ 7.0% cap · market cap 5.86%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Yes
Commercial hood
Location Intelligence
Trade Area within ½ mile
6,201
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-story property combines restaurant space with four residential units.
Where is this mixed-use property located?
The property is located at 601-605 15th Street Sacramento, CA.
What is the asking price?
The asking price for this property is $1,895,000.
What are key features of this property?
This property features: 6,512 SF two‑story mixed‑use building; Approximately 3,764 SF ground‑floor restaurant space; Four fully occupied residential units remodeled in 2020
