Fully Entitled Mixed-Use Development
For Sale
Contact for pricing
925 S Street, Sacramento, CA 95816
Fully entitled mixed-use development site with RMX-SPD zoning and Opportunity Zone status for streamlined housing planning in Sacramento.
Property Size50,845 SF
Price / SF$156.36
Days on Market71
Property Features for 925 S Street
General Information
Standard status
Active
Size
50,845 SF
Total Parking Spaces
92
Property subtype
Multifamily, Land
Zoning
Residential Mixed-Use (RMX-SPD)
Financials
Cap Rate
8.47%
Opportunity Zone
Yes
Building Details
Stories
7
Units
227
Listing Agency:
Turton Commercial Real Estate
(916) 573-3305
Listed By:
Shilo Rochelle · License #02092283
Source:
Crexi
Added: May 30
Changed: Aug 8
Last Checked: Jul 14 at 7:00PM
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.
This offering is for 9S, a fully entitled mixed-use development site with flexible RMX-SPD zoning. The property is presented as a housing-focused infill development opportunity, with entitlements in place to support an efficient residential unit plan within the 150,845 square foot site.
Located at the intersection of 9th & S Street in Downtown Sacramento, 9S is positioned within Sacramento’s established R Street Corridor. The area is described as a walkable, amenity-rich mixed-use district with nearby residential density, transit access, employment drivers, and surrounding daily-needs retail.
From a development perspective, the site is positioned to support an attainable-housing approach, with the materials provided indicating projected residential gross rents of approximately $4.00 per square foot per month and estimated operating expenses of approximately $1.00 per square foot per month. The property is also identified as being located within a designated Opportunity Zone, which is intended to provide a streamlined path toward development in a supply-constrained infill location.
Located at the intersection of 9th & S Street in Downtown Sacramento, 9S is positioned within Sacramento’s established R Street Corridor. The area is described as a walkable, amenity-rich mixed-use district with nearby residential density, transit access, employment drivers, and surrounding daily-needs retail.
From a development perspective, the site is positioned to support an attainable-housing approach, with the materials provided indicating projected residential gross rents of approximately $4.00 per square foot per month and estimated operating expenses of approximately $1.00 per square foot per month. The property is also identified as being located within a designated Opportunity Zone, which is intended to provide a streamlined path toward development in a supply-constrained infill location.
Key Highlights
- Fully entitled mixed‑use development site totaling 150,845 SF at the intersection of 9th & S Street in Downtown Sacramento.
- RMX‑SPD zoning for a flexible mixed‑use development plan within Sacramento’s established R Street Corridor.
- Opportunity Zone status, supporting a streamlined path toward development in an infill location.
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
$701,661
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
8.83%
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%
$14,033,220
$14.0M
Cap Rate 7%
$10,023,729
$10.0M
Cap Rate 9%
$7,796,233
$7.8M
Market Conditions
NOI Build-Up for 50,845 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
$1.22M $24.00/SF
− Vacancy
−$97.6K −$1.92/SF
EGI
$1.12M $22.08/SF
− OpEx
−$421.0K −$8.28/SF
NOI
$701.7K $13.80/SF
Area
Sacramento, CA
Vacancy
8.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$14,033,220
Cap Rate 7%
$10,023,729
Cap Rate 9%
$7,796,233
Alternative Uses
Best Use
Mixed Use
$10.02M
$8.77M – $11.69M
NOI $701,661 @ 7.0% cap · market cap 8.83%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$13.66M
$11.95M – $15.94M
NOI $956,394 @ 7.0% cap · market cap 12.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,779
Businesses Nearby
Explore this area
Business Placement
Demographics for 95816, CA
18,606
Population
11,553
Households
1.6
Avg Household Size
36
Median Age
65%
College-Educated
98%
High-School Grad
2.7 sq mi
ZIP Area
6,891
Density / Sq Mi
$90,521
Median Household Income
$61,407
Median Earnings
$1,647
Median Rent
$789,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - Fully entitled mixed-use development site with RMX-SPD zoning and Opportunity Zone status for streamlined housing planning in Sacramento.
Where is this residential land & home lot located?
The property is located at 925 S Street Sacramento, CA.
What is the asking price?
The asking price for this property is $7,950,000.
What are key features of this property?
This property features: Fully entitled mixed‑use development site totaling 150,845 SF at the intersection of 9th & S Street in Downtown Sacramento.; RMX‑SPD zoning for a flexible mixed‑use development plan within Sacramento’s established R Street Corridor.; Opportunity Zone status, supporting a streamlined path toward development in an infill location.
