Orangevale Commercial Parcel with
For Sale
Contact for pricing
9405 Orangevale Avenue, Orangevale, CA 95662
1.77-acre commercial parcel with a 5,000 sqft building.
Property Size4,700 SF
Lot Size1.77 Acres
Price / SF$359.57
Days on Market2365
Property Features for 9405 Orangevale Avenue
General Information
Standard status
Active
Size
4,700 SF
Lot size
1.77 Acres
Property subtype
Multifamily, Office, Retail
Zoning
General Commercial
Lease Type
Gross
Investment Type
Redevelopment
Building Details
Stories
1
Units
1
Listing Agency:
Real Estate Source Inc
(916) 307-3444
Listed By:
Nader Fard · License #CA 00704508
Source:
Crexi
Added: Feb 17, 2020
Changed: Aug 8
Last Checked: Aug 8 at 4:26AM
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 Real Estate Source Inc
Investment Insights
Based on property information with market context.
Located in Orangevale near the Folsom border, this 1.77-acre parcel features a 5,000 sqft metal and concrete block building and is zoned general commercial. The property is suitable for various commercial uses, including a warehouse with office space, RV/boat/equipment parking/storage, or a three-story mini storage facility with a maximum height of 50 feet, subject to obtaining a use permit. The location benefits from high demand for RV/boat storage/parking due to its proximity to Folsom Lake and the river. Auto and bike repairs are another potential use. Residential development options, subject to use permits, include 40-45 three-story affordable townhomes/home offices (live/work) on separate APNs, 50-55 apartment units, or 35-40 mobile park units, given the high demand in Orangevale and the property's adjacency to a mobile park. All utilities are available at the site, with some hookup fees already paid. The building includes roll-up doors and three-phase power.
Key Highlights
- 1.77‑acre parcel zoned general commercial near Folsom.
- 5000 sqft metal and concrete block building on site.
- Ideal for warehouse with office space featuring 4 roll‑up doors or RV/boat/equipment storage.
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
$73,504
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
4.35%
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%
$1,470,080
$1.5M
Cap Rate 7%
$1,050,057
$1.1M
Cap Rate 9%
$816,711
$816.7K
Market Conditions
NOI Build-Up for 4,700 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
$120.7K $25.68/SF
− Vacancy
−$22.7K −$4.83/SF
EGI
$98.0K $20.85/SF
− OpEx
−$24.5K −$5.21/SF
NOI
$73.5K $15.64/SF
Area
Sacramento County, CA
Vacancy
18.80%
Lease Rate
$25.68 /SF/Yr
Expense Ratio
25.00%
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%
$1,470,080
Cap Rate 7%
$1,050,057
Cap Rate 9%
$816,711
Alternative Uses
Best Use
Office B
$1.05M
$918.8K – $1.23M
NOI $73,504 @ 7.0% cap · market cap 4.35%
Second Best
Mixed Use
$861.1K
$753.5K – $1.00M
NOI $60,278 @ 7.0% cap · market cap 3.57%
Theoretical Best
Office A
$1.25M
$1.10M – $1.46M
NOI $87,647 @ 7.0% cap · market cap 5.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
563
Businesses Nearby
Explore this area
Business Placement
Demographics for 95662, CA
32,688
Population
13,028
Households
2.5
Avg Household Size
43
Median Age
30%
College-Educated
94%
High-School Grad
10.8 sq mi
ZIP Area
3,027
Density / Sq Mi
$93,613
Median Household Income
$52,521
Median Earnings
$1,841
Median Rent
$500,000
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - 1.77-acre commercial parcel with a 5,000 sqft building.
Where is this mixed-use property located?
The property is located at 9405 Orangevale Avenue Orangevale, CA.
What is the asking price?
The asking price for this property is $1,690,000.
What are key features of this property?
This property features: 1.77‑acre parcel zoned general commercial near Folsom.; 5000 sqft metal and concrete block building on site.; Ideal for warehouse with office space featuring 4 roll‑up doors or RV/boat/equipment storage.
