Mixed-Use Retail and Warehouse
For Sale
Contact for pricing
Pending
8401-8403 Florin Road, Sacramento, CA 95828
Two-story mixed-use building with commercial/warehouse space on the first floor and residences on the second.
Property Size7,700 SF
Days on Market30
Property Features for 8401-8403 Florin Road
General Information
Standard status
Pending
Size
7,700 SF
Property subtype
Retail, Multifamily, Industrial, Mixed Use
Zoning
SPA, MU – Mixed Use Commercial
Investment Type
Owner/User
Building Details
Year Built
1936
Stories
2
Tenancy
Multi
Listing Agency:
Mueller Commercial
Listed By:
Daniel Mueller · License #CA
Source:
Crexi
Added: Jul 11
Changed: Aug 8
Last Checked: Aug 8 at 3:54PM
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 Mueller Commercial
Investment Insights
Based on property information with market context.
Located at 8401-8403 Florin Road in Sacramento, CA 95828, this two-story building was built in 1936 and is part of the Old Town Planning Area. The property offers commercial/warehouse space on the bottom floor with residential space on the second floor, creating a mixed-use configuration designed for multiple income streams.
The building sits on approximately 0.79 acres and is zoned SPA. Multiple access points and ample parking support everyday operations, and the building is visible from Florin Road and faces the main street. The property is situated directly off Hwy 99 at Florin Road and is near significant shops and other retail along this busy corridor, with heavy daytime traffic noted.
From an operational standpoint, the flexible zoning is presented as allowing a multitude of uses, creating an owner-user or investment fit for buyers looking for a versatile mixed-use asset in an active commercial area. Neighboring national retailers mentioned include Walmart Supercenter, Starbucks, Krispy Kreme, and Home Depot.
The building sits on approximately 0.79 acres and is zoned SPA. Multiple access points and ample parking support everyday operations, and the building is visible from Florin Road and faces the main street. The property is situated directly off Hwy 99 at Florin Road and is near significant shops and other retail along this busy corridor, with heavy daytime traffic noted.
From an operational standpoint, the flexible zoning is presented as allowing a multitude of uses, creating an owner-user or investment fit for buyers looking for a versatile mixed-use asset in an active commercial area. Neighboring national retailers mentioned include Walmart Supercenter, Starbucks, Krispy Kreme, and Home Depot.
Key Highlights
- Two‑story mixed‑use building built in 1936 with residential space on the second floor and commercial/warehouse space on the first floor
- Located on 0.79 acres of land zoned SPA, part of the Old Town Planning Area
- Multiple access points and ample parking for tenant and customer use
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
$112,490
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
9.00%
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%
$2,249,800
$2.2M
Cap Rate 7%
$1,607,000
$1.6M
Cap Rate 9%
$1,249,889
$1.2M
Market Conditions
NOI Build-Up for 7,700 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
$215.3K $27.96/SF
− Vacancy
−$10.8K −$1.40/SF
EGI
$204.5K $26.56/SF
− OpEx
−$92.0K −$11.95/SF
NOI
$112.5K $14.61/SF
Area
ZIP 95828
Vacancy
5.00%
Lease Rate
$27.96 /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%
$2,249,800
Cap Rate 7%
$1,607,000
Cap Rate 9%
$1,249,889
Alternative Uses
Best Use
Retail
$1.71M
$1.49M – $1.99M
NOI $119,420 @ 7.0% cap · market cap 9.55%
Second Best
Apartment 5plus
$1.61M
$1.41M – $1.87M
NOI $112,490 @ 7.0% cap · market cap 9.00%
Theoretical Best
Office A
$2.05M
$1.79M – $2.39M
NOI $143,592 @ 7.0% cap · market cap 11.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
351
Businesses Nearby
Explore this area
Business Placement
Demographics for 95828, CA
63,116
Population
18,603
Households
3.4
Avg Household Size
36
Median Age
17%
College-Educated
77%
High-School Grad
12.4 sq mi
ZIP Area
5,090
Density / Sq Mi
$77,524
Median Household Income
$39,136
Median Earnings
$1,709
Median Rent
$377,300
Median Home Value
Market
Vacancy Rate% for Industrial in Sacramento, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-story mixed-use building with commercial/warehouse space on the first floor and residences on the second.
Where is this residential income property located?
The property is located at 8401-8403 Florin Road Sacramento, CA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Two‑story mixed‑use building built in 1936 with residential space on the second floor and commercial/warehouse space on the first floor; Located on 0.79 acres of land zoned SPA, part of the Old Town Planning Area; Multiple access points and ample parking for tenant and customer use
