Two-Story Creative Office and Retail
For Sale
Contact for pricing
920 20th St, Sacramento, CA 95811
Two-floor creative office and retail building with seven on-site parking stalls and an available second-floor space.
Property Size11,281 SF
Price / SF$195.02
Days on Market1138
Property Features for 920 20th St
General Information
Standard status
Active
Size
11,281 SF
Total Parking Spaces
7
Property subtype
OFFICE
Additional Details
Corner Location
Yes
Building Details
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Turton Commercial Real Estate - Corporate
(916) 573-3300
Listed By:
Scott Kingston · License #01485640
(916) 573-3309
Source:
Moodyscre
Added: Aug 4, 2023
Changed: Sep 12
Last Checked: Sep 14 at 10:59AM
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 - Corporate
Investment Insights
Based on property information with market context.
Two-story creative office and retail building totaling approximately 11,281 SF, with office and retail space distributed across two floors. The first floor is fully leased to three tenants. The second floor, approximately 5,865 SF, is available for an owner/user or investor.
The property is located at the northwest corner of 20th and J Streets in Midtown Sacramento, positioned for visibility in a walkable area. It sits immediately adjacent to Northern California’s largest and most visited farmer’s market.
On-site parking includes seven (7) stalls, a practical amenity for tenants and visitors using the building.
The property is located at the northwest corner of 20th and J Streets in Midtown Sacramento, positioned for visibility in a walkable area. It sits immediately adjacent to Northern California’s largest and most visited farmer’s market.
On-site parking includes seven (7) stalls, a practical amenity for tenants and visitors using the building.
Key Highlights
- Approximately 11,281 SF creative office and retail building across two floors
- First floor is fully leased to three tenants
- Second floor available for an owner/user or investor, approximately 5,865 SF
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
$174,958
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
7.95%
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%
$3,499,160
$3.5M
Cap Rate 7%
$2,499,400
$2.5M
Cap Rate 9%
$1,943,978
$1.9M
Market Conditions
NOI Build-Up for 11,281 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
$265.3K $23.52/SF
− Vacancy
−$15.4K −$1.36/SF
EGI
$249.9K $22.16/SF
− OpEx
−$75.0K −$6.65/SF
NOI
$175.0K $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%
$3,499,160
Cap Rate 7%
$2,499,400
Cap Rate 9%
$1,943,978
Alternative Uses
Best Use
Retail
$2.50M
$2.19M – $2.92M
NOI $174,958 @ 7.0% cap · market cap 7.95%
Second Best
Office B
$2.20M
$1.92M – $2.56M
NOI $153,695 @ 7.0% cap · market cap 6.99%
Theoretical Best
Specialty Retail
$3.03M
$2.65M – $3.54M
NOI $212,196 @ 7.0% cap · market cap 9.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
6,430
Businesses Nearby
Explore this area
Business Placement
Demographics for 95811, CA
12,463
Population
5,085
Households
2.5
Avg Household Size
37
Median Age
54%
College-Educated
93%
High-School Grad
2.3 sq mi
ZIP Area
5,419
Density / Sq Mi
$77,760
Median Household Income
$59,641
Median Earnings
$1,564
Median Rent
$707,900
Median Home Value
Market
Vacancy Rate% for Office in Sacramento, CA
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Creative space - Two-floor creative office and retail building with seven on-site parking stalls and an available second-floor space.
Where is this creative space located?
The property is located at 920 20th St Sacramento, CA.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: Approximately 11,281 SF creative office and retail building across two floors; First floor is fully leased to three tenants; Second floor available for an owner/user or investor, approximately 5,865 SF
