Five-Unit Mixed-Use
For Sale
Contact for pricing
609-611 16th St, Sacramento, CA 95814
C-2-zoned building combines residential apartments with a coffee shop commercial unit.
Property Size3,272 SF
Lot Size0.07 Acres
Price / SF$365.22
Days on Market20
Property Features for 609-611 16th St
General Information
Standard status
Active
Size
3,272 SF
Lot size
0.07 Acres
Property subtype
Multifamily
Zoning
C-2
Occupancy
100%
Net Operating Income
$76,615
Additional Details
Cap Rate
6.41%
Multifamily Units
4
Building Details
Year Built
1900
Year Renovated
2019
Buildings
1
Units
5
Tenancy
Multi
Listing Agency:
South Coast Commercial Inc
Listed By:
Tim Swanston · License #CA 01887506
Source:
Crexi
Added: Aug 11
Changed: Aug 30
Last Checked: Aug 30 at 1:01PM
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 South Coast Commercial Inc
Investment Insights
Based on property information with market context.
Located at 609-611 16th St in Sacramento, this mixed-use property contains five units within a 3,272-square-foot building on a 3,202-square-foot parcel. The residential component includes four apartments, each configured as a 1-bedroom, 1-bathroom unit, while the commercial space is occupied by a coffee shop under an NNN lease.
Constructed in 1900, the property is zoned C-2 and offers a current cap rate of 6.41%, a market cap rate of 6.80%, and a current debt coverage ratio of 1.35. The combination of apartment and commercial occupancy provides a clearly defined mixed-use configuration at a Sacramento address.
Constructed in 1900, the property is zoned C-2 and offers a current cap rate of 6.41%, a market cap rate of 6.80%, and a current debt coverage ratio of 1.35. The combination of apartment and commercial occupancy provides a clearly defined mixed-use configuration at a Sacramento address.
Key Highlights
- Five‑unit composition with 4 residential apartments and 1 commercial unit
- Four 1‑bedroom/1‑bathroom residential apartments
- Coffee shop occupies the commercial unit under an NNN lease
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
$61,546
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
5.15%
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%
$1,230,920
$1.2M
Cap Rate 7%
$879,229
$879.2K
Cap Rate 9%
$683,844
$683.8K
Market Conditions
NOI Build-Up for 3,272 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
$86.4K $26.40/SF
− Vacancy
−$4.3K −$1.32/SF
EGI
$82.1K $25.08/SF
− OpEx
−$20.5K −$6.27/SF
NOI
$61.5K $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%
$1,230,920
Cap Rate 7%
$879,229
Cap Rate 9%
$683,844
Alternative Uses
Best Use
Specialty Retail
$879.2K
$769.3K – $1.03M
NOI $61,546 @ 7.0% cap · market cap 5.15%
Second Best
Apartment 5plus
$734.2K
$642.5K – $856.6K
NOI $51,397 @ 7.0% cap · market cap 4.30%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
4,744
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 - C-2-zoned building combines residential apartments with a coffee shop commercial unit.
Where is this mixed-use property located?
The property is located at 609-611 16th St Sacramento, CA.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: Five‑unit composition with 4 residential apartments and 1 commercial unit; Four 1‑bedroom/1‑bathroom residential apartments; Coffee shop occupies the commercial unit under an NNN lease
