Mixed-Use Property With
For Sale
$4,300,000
8101 Freeport Blvd, Sacramento, CA 95832
Commercial space is paired with three residential income-producing units along Freeport Boulevard near Interstate 5.
Property Size8,481 SF
Lot Size1.42 Acres
Price / SF$507.02
Days on Market142
Property Features for 8101 Freeport Blvd
General Information
Standard status
Active
Size
8,481 SF
Lot size
1.42 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Multifamily Units
3
Building Details
Year Built
1938
Listing Agency:
KW Sac Metro
(916) 283-7500
Listed By:
Muhammad A. Chaudhary · License #02075532
Source:
Thecentralvalleyhomesearch
Added: Apr 11
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 KW Sac Metro
Investment Insights
Based on property information with market context.
Located at 8101 Freeport Blvd in Sacramento, this mixed-use property combines an established commercial component with three residential income-producing units. The property encompasses 1.42 acres and was built in 1938, providing a substantial existing site for continued mixed-use operations.
The asset is positioned along Freeport Boulevard near Interstate 5, with proximity to Delta Shores, Sacramento Executive Airport, Downtown Sacramento, and commuter routes. Its setting places commercial and residential uses within a corridor connected to major Sacramento destinations.
The asset is positioned along Freeport Boulevard near Interstate 5, with proximity to Delta Shores, Sacramento Executive Airport, Downtown Sacramento, and commuter routes. Its setting places commercial and residential uses within a corridor connected to major Sacramento destinations.
Key Highlights
- 1.42‑acre mixed‑use property at 8101 Freeport Blvd, Sacramento, CA 95832
- Three residential income‑producing units accompany the commercial component
- Located along Freeport Boulevard near Interstate 5
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
$133,220
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
3.10%
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%
$2,664,400
$2.7M
Cap Rate 7%
$1,903,143
$1.9M
Cap Rate 9%
$1,480,222
$1.5M
Market Conditions
NOI Build-Up for 8,481 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
$254.4K $30.00/SF
− Vacancy
−$12.2K −$1.44/SF
EGI
$242.2K $28.56/SF
− OpEx
−$109.0K −$12.85/SF
NOI
$133.2K $15.71/SF
Area
Sacramento, CA
Vacancy
4.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$2,664,400
Cap Rate 7%
$1,903,143
Cap Rate 9%
$1,480,222
Alternative Uses
Best Use
Apartment 5plus
$1.90M
$1.67M – $2.22M
NOI $133,220 @ 7.0% cap · market cap 3.10%
Second Best
Retail
$1.88M
$1.64M – $2.19M
NOI $131,533 @ 7.0% cap · market cap 3.06%
Theoretical Best
Specialty Retail
$2.28M
$1.99M – $2.66M
NOI $159,528 @ 7.0% cap · market cap 3.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
164
Businesses Nearby
65k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Leisure 100%
Regal Delta Shores & IMAX
Leisure
64,640 visits/mo
0.5 miles
Demographics for 95832, CA
11,930
Population
3,334
Households
3.6
Avg Household Size
31
Median Age
12%
College-Educated
74%
High-School Grad
8.3 sq mi
ZIP Area
1,437
Density / Sq Mi
$78,230
Median Household Income
$34,660
Median Earnings
$1,938
Median Rent
$363,600
Median Home Value
Market
Vacancy Rate% for Retail in Sacramento, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial space is paired with three residential income-producing units along Freeport Boulevard near Interstate 5.
Where is this mixed-use property located?
The property is located at 8101 Freeport Blvd Sacramento, CA.
What is the asking price?
The asking price for this property is $4,300,000.
What are key features of this property?
This property features: 1.42‑acre mixed‑use property at 8101 Freeport Blvd, Sacramento, CA 95832; Three residential income‑producing units accompany the commercial component; Located along Freeport Boulevard near Interstate 5
