NNN Investment
For Sale
Contact for pricing
866-870 57th Street, Sacramento, CA 95819
Two standalone buildings accommodate long-term commercial tenants under lease extensions through April 2029.
Property Size3,873 SF
Lot Size0.23 Acres
Price / SF$265.94
Days on Market15
Property Features for 866-870 57th Street
General Information
Standard status
Active
Size
3,873 SF
Total Parking Spaces
7
Lot size
0.23 Acres
Property subtype
Retail
Zoning
C-4 Heavy Commercial
Occupancy
100%
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$59,638
Financials
Asking Price
$1,030,000
Cap Rate
5.79%
Building Details
Year Built
1953
Year Renovated
2017
Buildings
2
Tenancy
Multi
Listing Agency:
Turton Commercial Real Estate
(916) 710-0753
Listed By:
Jon lang · License #CA 01934934
Source:
Crexi
Added: Jul 27
Changed: Aug 9
Last Checked: Aug 9 at 5:00PM
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 Turton Commercial Real Estate
Investment Insights
Based on property information with market context.
Located at 866-870 57th Street in East Sacramento, this C-4 Heavy Commercial property includes two separate buildings occupied by long-term tenants. The improvements total approximately 3,873 square feet on a 10,220-square-foot parcel, with a 1,100-square-foot converted home used by Main Event Barbers and a 2,773-square-foot warehouse flex building occupied by Porchlight Brewing Company. The brewery tenancy also includes the surrounding outdoor patio area.
Both leases were extended through April 2029, and the property is structured as a triple net investment. Tenants pay their pro-rata shares of operating expenses, including property tax increases, as well as utilities in addition to base rent. Built in 1953, the property offers a two-building commercial configuration with distinct tenant spaces and C-4 Heavy Commercial zoning.
Both leases were extended through April 2029, and the property is structured as a triple net investment. Tenants pay their pro-rata shares of operating expenses, including property tax increases, as well as utilities in addition to base rent. Built in 1953, the property offers a two-building commercial configuration with distinct tenant spaces and C-4 Heavy Commercial zoning.
Key Highlights
- Two‑building NNN property with leases extended through April 2029
- Approximately 3,873 square feet of improvements on a 10,220‑square‑foot parcel
- Main Event Barbers occupies a 1,100‑square‑foot converted home
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
$60,067
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
5.83%
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%
$1,201,340
$1.2M
Cap Rate 7%
$858,100
$858.1K
Cap Rate 9%
$667,411
$667.4K
Market Conditions
NOI Build-Up for 3,873 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
$91.1K $23.52/SF
− Vacancy
−$5.3K −$1.36/SF
EGI
$85.8K $22.16/SF
− OpEx
−$25.7K −$6.65/SF
NOI
$60.1K $15.51/SF
Area
Sacramento, CA
Vacancy
5.80%
Lease Rate
$23.52 /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%
$1,201,340
Cap Rate 7%
$858,100
Cap Rate 9%
$667,411
Alternative Uses
Best Use
Retail
$858.1K
$750.8K – $1.00M
NOI $60,067 @ 7.0% cap · market cap 5.83%
Second Best
Industrial
$419.9K
$367.4K – $489.9K
NOI $29,395 @ 7.0% cap · market cap 2.85%
Theoretical Best
Specialty Retail
$1.04M
$910.6K – $1.21M
NOI $72,851 @ 7.0% cap · market cap 7.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,538
Businesses Nearby
Explore this area
Business Placement
Demographics for 95819, CA
20,812
Population
8,936
Households
2.3
Avg Household Size
36
Median Age
68%
College-Educated
97%
High-School Grad
3.6 sq mi
ZIP Area
5,781
Density / Sq Mi
$127,500
Median Household Income
$69,922
Median Earnings
$2,007
Median Rent
$716,000
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?
NNN property - Two standalone buildings accommodate long-term commercial tenants under lease extensions through April 2029.
Where is this nnn property located?
The property is located at 866-870 57th Street Sacramento, CA.
What is the asking price?
The asking price for this property is $1,030,000.
What are key features of this property?
This property features: Two‑building NNN property with leases extended through April 2029; Approximately 3,873 square feet of improvements on a 10,220‑square‑foot parcel; Main Event Barbers occupies a 1,100‑square‑foot converted home
