Two-Building NNN Investment
For Sale
$1,030,000
Pending
870 57th St, Sacramento, CA 95819
Fully leased commercial property with separate barber and brewery occupancies in East Sacramento.
Property Size3,873 SF
Lot Size0.23 Acres
Days on Market123
Property Features for 870 57th St
General Information
Standard status
Pending
Size
3,873 SF
Total Parking Spaces
7
Lot size
0.23 Acres
Property subtype
Commercial
Occupancy
100%
Net Operating Income
$59,638
Financials
Asking Price
$1,030,000
Cap Rate
5.79%
Additional Details
Warehouse Space
2,773 SF
Building Details
Year Built
1953
Buildings
2
Tenancy
Multi
Listing Agency:
Ken Turton, Broker
(916) 710-0753
Listed By:
Jon M. Lang · License #01934394
Source:
Sacramentoareahouses
Added: Apr 30
Changed: Aug 29
Last Checked: Aug 25 at 7:36AM
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 Ken Turton, Broker
Investment Insights
Based on property information with market context.
This NNN investment comprises two stand-alone commercial buildings totaling approximately 3,873 square feet on a 10,220-square-foot parcel. The improvements include a 1,100-square-foot converted home occupied by Main Event Barbers and a 2,773-square-foot flex warehouse used by Porchlight Brewing Company, along with an adjacent outdoor patio. The property also provides 7 on-site parking stalls and was originally built in 1953.
Both tenant leases extend through April 2029, and the property is 100% leased. The tenancy combines a barbershop with an operating microbrewery, creating distinct commercial uses across the two structures. The property is located in East Sacramento at 870 57th St, Sacramento, CA 95819.
Both tenant leases extend through April 2029, and the property is 100% leased. The tenancy combines a barbershop with an operating microbrewery, creating distinct commercial uses across the two structures. The property is located in East Sacramento at 870 57th St, Sacramento, CA 95819.
Key Highlights
- 100% leased NNN property with two long‑term tenants
- Two stand‑alone buildings totaling approximately 3,873 square feet
- 2,773‑square‑foot flex warehouse with adjacent outdoor patio
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
$42,369
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
4.11%
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%
$847,380
$847.4K
Cap Rate 7%
$605,271
$605.3K
Cap Rate 9%
$470,767
$470.8K
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
$69.7K $18.00/SF
− Vacancy
−$4.5K −$1.17/SF
EGI
$65.2K $16.83/SF
− OpEx
−$22.8K −$5.89/SF
NOI
$42.4K $10.94/SF
Area
Sacramento, CA
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$847,380
Cap Rate 7%
$605,271
Cap Rate 9%
$470,767
Alternative Uses
Best Use
Flex RnD
$605.3K
$529.6K – $706.2K
NOI $42,369 @ 7.0% cap · market cap 4.11%
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
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
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 - Fully leased commercial property with separate barber and brewery occupancies in East Sacramento.
Where is this nnn property located?
The property is located at 870 57th St 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: 100% leased NNN property with two long‑term tenants; Two stand‑alone buildings totaling approximately 3,873 square feet; 2,773‑square‑foot flex warehouse with adjacent outdoor patio
