Flexible Retail Space with
For Sale
$499,000
646 El Camino Ave, Sacramento, CA 95815
Open commercial layout with an office, restroom, and C-2 zoning along El Camino Avenue.
Property Size2,872 SF
Price / SF$173.75
Days on Market142
Property Features for 646 El Camino Ave
General Information
Standard status
Active
Size
2,872 SF
Property subtype
Commercial
Zoning
C-2
Building Details
Year Built
1985
Listing Agency:
KW Sac Metro
(270) 584-5595
Listed By:
Luke A. Vincent · License #02123428
Source:
Sacramentoareahouses
Added: Apr 11
Changed: Aug 29
Last Checked: Aug 25 at 7:36AM
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 KW Sac Metro
Investment Insights
Based on property information with market context.
This 2,872-square-foot retail property at 646 El Camino Avenue includes an open interior, an existing office, and a restroom. Built in 1985, the space can accommodate retail, showroom, service, specialty shop, fitness, contractor office, or light assembly uses permitted under C-2 zoning.
The property is situated in North Sacramento’s established commercial corridor, with frontage along El Camino Avenue and access to surrounding residential neighborhoods, local businesses, and major Sacramento roadways. Its layout provides a straightforward base for a commercial operation requiring adaptable interior space and existing office and restroom improvements.
The property is situated in North Sacramento’s established commercial corridor, with frontage along El Camino Avenue and access to surrounding residential neighborhoods, local businesses, and major Sacramento roadways. Its layout provides a straightforward base for a commercial operation requiring adaptable interior space and existing office and restroom improvements.
Key Highlights
- 2,872‑square‑foot retail property at 646 El Camino Avenue
- Open interior layout with existing office and restroom
- C‑2 zoning supports listed neighborhood‑serving commercial uses
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
$44,542
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
8.93%
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%
$890,840
$890.8K
Cap Rate 7%
$636,314
$636.3K
Cap Rate 9%
$494,911
$494.9K
Market Conditions
NOI Build-Up for 2,872 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
$67.5K $23.52/SF
− Vacancy
−$3.9K −$1.36/SF
EGI
$63.6K $22.16/SF
− OpEx
−$19.1K −$6.65/SF
NOI
$44.5K $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%
$890,840
Cap Rate 7%
$636,314
Cap Rate 9%
$494,911
Alternative Uses
Best Use
Retail
$636.3K
$556.8K – $742.4K
NOI $44,542 @ 7.0% cap · market cap 8.93%
Second Best
Office B
$559.0K
$489.1K – $652.2K
NOI $39,129 @ 7.0% cap · market cap 7.84%
Theoretical Best
Specialty Retail
$771.7K
$675.3K – $900.4K
NOI $54,022 @ 7.0% cap · market cap 10.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
378
Businesses Nearby
Explore this area
Business Placement
Demographics for 95815, CA
27,838
Population
10,527
Households
2.6
Avg Household Size
34
Median Age
17%
College-Educated
79%
High-School Grad
7.7 sq mi
ZIP Area
3,615
Density / Sq Mi
$58,590
Median Household Income
$37,199
Median Earnings
$1,448
Median Rent
$298,400
Median Home Value
Market
Vacancy Rate% for Office in Sacramento, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Open commercial layout with an office, restroom, and C-2 zoning along El Camino Avenue.
Where is this retail space located?
The property is located at 646 El Camino Ave Sacramento, CA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 2,872‑square‑foot retail property at 646 El Camino Avenue; Open interior layout with existing office and restroom; C‑2 zoning supports listed neighborhood‑serving commercial uses
