End-Cap Office
For Sale
$280,000
7840 Madison Ave Unit 148, Fair Oaks, CA 95628
Remodeled commercial suite with retail-facing windows, a private restroom, and flexible workspace configuration.
Property Size1,372 SF
Price / SF$204.08
Days on Market61
Property Features for 7840 Madison Ave Unit 148
General Information
Standard status
Active
Size
1,372 SF
Property subtype
Commercial
Additional Details
HOA Fee
$957.50
Listing Agency:
RE/MAX Gold
(916) 201-9247
Listed By:
Ranganayaki Ranga Pathak · License #01364897
Source:
Homesofgreatersacramento
Added: Jul 1
Changed: Aug 28
Last Checked: Aug 29 at 10:31AM
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 RE/MAX Gold
Investment Insights
Based on property information with market context.
This 1,372-square-foot office unit occupies an end-cap position within the building and has been remodeled for immediate occupancy. The layout combines one private office with open workspace, while a dedicated restroom serves the suite. The unit also has access to common restrooms within the building.
Retail-facing frontage, extensive window coverage, and signage potential support visibility from Madison Avenue. Abundant parking is available, and utilities, air conditioning, grounds maintenance, and other building expenses are included through the OA structure.
Retail-facing frontage, extensive window coverage, and signage potential support visibility from Madison Avenue. Abundant parking is available, and utilities, air conditioning, grounds maintenance, and other building expenses are included through the OA structure.
Key Highlights
- 1,372‑square‑foot end‑cap office unit at 7840 Madison Ave Unit 148
- Remodeled layout with one private office and open workspace
- Private restroom plus access to common building restrooms
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
$21,457
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
7.66%
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%
$429,140
$429.1K
Cap Rate 7%
$306,529
$306.5K
Cap Rate 9%
$238,411
$238.4K
Market Conditions
NOI Build-Up for 1,372 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
$35.2K $25.68/SF
− Vacancy
−$6.6K −$4.83/SF
EGI
$28.6K $20.85/SF
− OpEx
−$7.2K −$5.21/SF
NOI
$21.5K $15.64/SF
Area
Sacramento County, CA
Vacancy
18.80%
Lease Rate
$25.68 /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%
$429,140
Cap Rate 7%
$306,529
Cap Rate 9%
$238,411
Alternative Uses
Best Use
Office B
$306.5K
$268.2K – $357.6K
NOI $21,457 @ 7.0% cap · market cap 7.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$365.5K
$319.8K – $426.4K
NOI $25,585 @ 7.0% cap · market cap 9.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,243
Businesses Nearby
Explore this area
Business Placement
Demographics for 95628, CA
42,824
Population
17,417
Households
2.5
Avg Household Size
46
Median Age
44%
College-Educated
96%
High-School Grad
12.9 sq mi
ZIP Area
3,320
Density / Sq Mi
$111,582
Median Household Income
$57,050
Median Earnings
$1,857
Median Rent
$615,400
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Remodeled commercial suite with retail-facing windows, a private restroom, and flexible workspace configuration.
Where is this office units located?
The property is located at 7840 Madison Ave Unit 148 Fair Oaks, CA.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: 1,372‑square‑foot end‑cap office unit at 7840 Madison Ave Unit 148; Remodeled layout with one private office and open workspace; Private restroom plus access to common building restrooms
