Multi-Tenant Retail
For Sale
Contact for pricing
7145 Watt Ave, North Highlands, CA 95660
Fully leased commercial property with tilt-up construction, a 2022 roof replacement, and NNN and modified gross leases.
Property Size9,800 SF
Lot Size1.10 Acres
Price / SF$162.76
Days on Market62
Property Features for 7145 Watt Ave
General Information
Standard status
Active
Size
9,800 SF
Lot size
1.10 Acres
Property subtype
Retail
Zoning
RMU-1 (Residential Mixed Use)
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$111,663
Site & Location
Corner Location
Yes
Anchor Co-Tenants
Quick Quack Car Wash
Building Details
Year Built
1988
Tenancy
Multi
Construction
tilt-up concrete
Listing Agency:
JACKS Commercial Real Estate - Sacramento
(916) 837-3456
Listed By:
Brian Jacks · License #CA 01217349
Source:
Crexi
Added: Jun 30
Changed: Aug 30
Last Checked: Aug 30 at 9:47AM
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 JACKS Commercial Real Estate - Sacramento
Investment Insights
Based on property information with market context.
This 9,800 SF shopping center contains multiple retail suites and is fully leased to three established tenants and one newer occupant. The tenant mix includes a salon, paint shop, grocery market and catering operation, along with an outdoor events center. Tilt-up concrete construction and a roof replacement completed in 2022 provide key physical features, while the property operates under a combination of NNN and modified gross leases.
The center occupies 1.1 acres at the signalized intersection of Watt Avenue and Q Street in North Highlands, Sacramento County. It is adjacent to McClellan Business Park and Airfield, with proximity to Business 80, I-80, light rail, and major retail services. The property is zoned RMU-1 (Residential Mixed Use) and was built in 1988.
The center occupies 1.1 acres at the signalized intersection of Watt Avenue and Q Street in North Highlands, Sacramento County. It is adjacent to McClellan Business Park and Airfield, with proximity to Business 80, I-80, light rail, and major retail services. The property is zoned RMU-1 (Residential Mixed Use) and was built in 1988.
Key Highlights
- Fully leased 9,800 SF multi‑tenant retail center
- 1.1‑acre signalized hard‑corner site at Watt Avenue and Q Street
- Tilt‑up concrete construction with roof replacement completed in 2022
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
$127,580
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
8.00%
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%
$2,551,600
$2.6M
Cap Rate 7%
$1,822,571
$1.8M
Cap Rate 9%
$1,417,556
$1.4M
Market Conditions
NOI Build-Up for 9,800 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
$192.9K $19.68/SF
− Vacancy
−$10.6K −$1.08/SF
EGI
$182.3K $18.60/SF
− OpEx
−$54.7K −$5.58/SF
NOI
$127.6K $13.02/SF
Area
Sacramento County, CA
Vacancy
5.50%
Lease Rate
$19.68 /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%
$2,551,600
Cap Rate 7%
$1,822,571
Cap Rate 9%
$1,417,556
Alternative Uses
Best Use
Retail
$1.82M
$1.59M – $2.13M
NOI $127,580 @ 7.0% cap · market cap 8.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.61M
$2.28M – $3.05M
NOI $182,753 @ 7.0% cap · market cap 11.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
455
Businesses Nearby
166k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 46%
Groceries 27%
Dining 22%
Apparel 5%
FoodMaxx
Groceries
30,101 visits/mo
0.4 miles
Dollar Tree
Shops & Services
20,799 visits/mo
0.5 miles
dd's DISCOUNTS
Shops & Services
18,369 visits/mo
0.4 miles
Starbucks
Dining
16,633 visits/mo
0.5 miles
Grocery Outlet Bargain Market
Groceries
14,072 visits/mo
0.5 miles
Demographics for 95660, CA
35,368
Population
11,433
Households
3.1
Avg Household Size
34
Median Age
11%
College-Educated
80%
High-School Grad
6.4 sq mi
ZIP Area
5,526
Density / Sq Mi
$66,957
Median Household Income
$36,426
Median Earnings
$1,650
Median Rent
$330,600
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Fully leased commercial property with tilt-up construction, a 2022 roof replacement, and NNN and modified gross leases.
Where is this shopping center located?
The property is located at 7145 Watt Ave North Highlands, CA.
What is the asking price?
The asking price for this property is $1,595,000.
What are key features of this property?
This property features: Fully leased 9,800 SF multi‑tenant retail center; 1.1‑acre signalized hard‑corner site at Watt Avenue and Q Street; Tilt‑up concrete construction with roof replacement completed in 2022
