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    Freestanding Restaurant/Bar Investment Opportunity Title is generated by Realmo AI

    7121 Governors Circle, Sacramento, CA 95823

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    Picture of Restaurants at 7121 Governors Circle, Sacramento, CA
    For Sale
    $1,500,000

    4,848 SF Freestanding Restaurant/Bar on a 0.73 AC lot - Turnkey NN Investment Opportunity

    Property size:
    4,848 SF
    Lot size:
    0.73 Acres
    Price / SF:
    $309/SF
    Added:
    May 21, 2025
    Days on Market:
    369
    Last Refresh:
    Mar 16 at 9:06 am

    Property Features for 7121 Governors Circle

    General Information

    Standard status
    Active
    Property type
    Restaurants, Individual retail properties, Other retail properties, Retail properties & Spaces
    Size
    4,848 SF
    Elevators
    N/A
    Lot size
    0.73 Acres
    Sale Condition
    1031 Exchange

    Building Details

    Year Built
    1965
    Buildings
    1
    Stories
    1

    We can help!

    Listing Contact
    Intero Headquarters

    Listing agent Intero

    Listing office

    Listing date May 21, 2025

    Overview

    This is a 4,848 square foot freestanding restaurant and bar situated on a 0.73-acre lot. The property, currently known as Sacto by Night, benefits from ample parking, outdoor seating, and significant street exposure. It is fully leased through June 2028 to an established restaurant operator under a double net (NN) lease, where the landlord is responsible for taxes and insurance only, while the tenant covers utilities, operations, and maintenance. The current base rent is $6,500 per month, scheduled to increase to $8,000 per month in June 2026. The property is zoned LC and offers long-term income stability with minimal landlord responsibility, making it suitable for passive investors or 1031 exchange buyers. The location is near major traffic arteries, dense residential areas, and established commercial neighbors. The projected CAP rate is 5.7% based on pro forma income.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $951.9K
    NOI $85,671 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.22M
    NOI $85,671 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.71M
    NOI $85,671 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $122.2k $25.20
    − Vacancy −$7.9k −$1.64
    EGI $114.2k $23.56
    − OpEx −$28.6k −$5.89
    NOI $85.7k $17.67
    4,848 SF · lease $25.20/SF/yr · vacancy 6.50% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $1.22M
    $1.07M – $1.43M (±1% cap)
    NOI $85,671 @ 7.0% cap · market cap 5.71%
    Second Best
    Retail
    $1.07M
    $939.9K – $1.25M (±1% cap)
    NOI $75,188 @ 7.0% cap · market cap 5.01%
    Theoretical Best
    Office A
    $2.75M
    $2.41M – $3.21M (±1% cap)
    NOI $192,785 @ 7.0% cap · market cap 12.85%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Sacto By Night ... Nightclub Sacto by Night ... Restaurant BKB Best Karaoke ... Nightclub

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • The Wingpro — 5601 Florin Rd, Sacramento, CA 95823
    • Mamad's food from the soul catering and event planning — 5524 53rd Ave, Sacramento, CA 95823
    • Murillo's Tacos — 7218 Franklin Blvd, Sacramento, CA 95823

    Location Insight

    • Map
    • Local Demand
    City
    Sacramento
    County
    Sacramento
    State
    California
    Longitude
    -118.755997
    Latitude
    36.7014631

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    FAQs

    What type of property is this?
    Restaurant - 4,848 SF Freestanding Restaurant/Bar on a 0.73 AC lot - Turnkey NN Investment Opportunity
    Where is this restaurant located?
    The property is located at 7121 Governors Circle Sacramento, CA.
    What is the asking price?
    The asking price for this property is $1,500,000.
    (408) 342-8696
    We can help!
    Listing Contact
    Intero Headquarters
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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