Midtown Sacramento Retail
For Sale
Contact for pricing
1601-1609 F St, Sacramento, CA 95814
Retail property with income and development potential in Sacramento.
Property Size10,437 SF
Lot Size0.73 Acres
Price / SF$431.16
Days on Market1556
Property Features for 1601-1609 F St
General Information
Standard status
Active
Size
10,437 SF
Lot size
0.73 Acres
Property subtype
Retail, Land
Zoning
C-2 Special Planning District
Listing Agency:
PDF Commercial
Listed By:
Paul Frank · License #01112160
(916) 714-8012
Source:
Crexi
Added: Jun 2, 2022
Changed: Aug 16
Last Checked: Sep 1 at 6:29AM
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 PDF Commercial
Investment Insights
Based on property information with market context.
Located in Midtown and Downtown Sacramento, this property features a 0.73-acre parcel at the corner of 16th Street and F Street. The site includes a 10,437-square-foot retail property. Currently, the property has three tenants, generating a monthly rental income of $8,450. Zoned C-2 Special Planning District, the site offers frontage on both streets and provides direct access to major freeways. This infill development opportunity is located near amenities and new developments that are planned or under construction.
Key Highlights
- +/- 0.73 AC parcel in the heart of Midtown and Downtown Sacramento.
- Existing +/- 10,437 SF retail property generates $8,450 monthly income with three tenants.
- Zoned C‑2 Special Planning District, allowing for a variety of uses.
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
$161,868
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
3.60%
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%
$3,237,360
$3.2M
Cap Rate 7%
$2,312,400
$2.3M
Cap Rate 9%
$1,798,533
$1.8M
Market Conditions
NOI Build-Up for 10,437 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
$245.5K $23.52/SF
− Vacancy
−$14.2K −$1.36/SF
EGI
$231.2K $22.16/SF
− OpEx
−$69.4K −$6.65/SF
NOI
$161.9K $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%
$3,237,360
Cap Rate 7%
$2,312,400
Cap Rate 9%
$1,798,533
Alternative Uses
Best Use
Retail
$2.31M
$2.02M – $2.70M
NOI $161,868 @ 7.0% cap · market cap 3.60%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.80M
$2.45M – $3.27M
NOI $196,320 @ 7.0% cap · market cap 4.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,744
Businesses Nearby
137k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 26%
Shops & Services 22%
Superstores 18%
Hotels & Casinos 16%
Target
Superstores
24,491 visits/mo
0.3 miles
The Old Spaghetti Factory
Dining
18,385 visits/mo
0.4 miles
BevMo!
Groceries
13,081 visits/mo
0.3 miles
Quality Inn Downtown
Hotels & Casinos
12,790 visits/mo
0.3 miles
Quick Quack Car Wash
Shops & Services
10,117 visits/mo
0.5 miles
Demographics for 95814, CA
12,208
Population
7,972
Households
1.5
Avg Household Size
38
Median Age
40%
College-Educated
90%
High-School Grad
1.4 sq mi
ZIP Area
8,720
Density / Sq Mi
$46,637
Median Household Income
$57,500
Median Earnings
$1,226
Median Rent
$621,400
Median Home Value
Market
Vacancy Rate% for Retail in Sacramento, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail property with income and development potential in Sacramento.
Where is this retail space located?
The property is located at 1601-1609 F St Sacramento, CA.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: +/- 0.73 AC parcel in the heart of Midtown and Downtown Sacramento.; Existing +/- 10,437 SF retail property generates $8,450 monthly income with three tenants.; Zoned C‑2 Special Planning District, allowing for a variety of uses.
