Garden-Style Office
For Sale
Contact for pricing
9837 Folsom Blvd, Sacramento, CA 95827
Office building with prominent monument and building signage and high visibility on Folsom Blvd.
Property Size12,488 SF
Price / SF$180.17
Days on Market359
Property Features for 9837 Folsom Blvd
General Information
Standard status
Active
Size
12,488 SF
Property subtype
OFFICE
Site & Location
Highway Access
Yes
Public Transit
Yes
Building Details
Buildings
1
Construction
Garden-style
Listing Agency:
Newmark | Sacramento
(916) 920-4400
Listed By:
Rich Ellsworth · License #00873637
(916) 801-4936
Source:
Moodyscre
Added: Sep 25, 2025
Changed: Sep 13
Last Checked: Sep 16 at 5:18PM
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 Newmark | Sacramento
Investment Insights
Based on property information with market context.
Garden-style office building located just east of Bradshaw Road, featuring prominent monument and building signage designed for high visibility on Folsom Blvd.
The property sits across from Old Mill Winery, with easy access to Light Rail and Highway 50.
This is a for-sale office asset offered with an established presence on a highly visible corridor.
The property sits across from Old Mill Winery, with easy access to Light Rail and Highway 50.
This is a for-sale office asset offered with an established presence on a highly visible corridor.
Key Highlights
- Garden‑style office building just east of Bradshaw Road
- Prominent monument and building signage with high visibility on Folsom Blvd
- Located across from Old Mill Winery
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
$170,139
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
7.56%
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%
$3,402,780
$3.4M
Cap Rate 7%
$2,430,557
$2.4M
Cap Rate 9%
$1,890,433
$1.9M
Market Conditions
NOI Build-Up for 12,488 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
$269.7K $21.60/SF
− Vacancy
−$42.9K −$3.43/SF
EGI
$226.9K $18.17/SF
− OpEx
−$56.7K −$4.54/SF
NOI
$170.1K $13.62/SF
Area
Sacramento, CA
Vacancy
15.90%
Lease Rate
$21.60 /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%
$3,402,780
Cap Rate 7%
$2,430,557
Cap Rate 9%
$1,890,433
Alternative Uses
Best Use
Office B
$2.43M
$2.13M – $2.84M
NOI $170,139 @ 7.0% cap · market cap 7.56%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.36M
$2.94M – $3.91M
NOI $234,899 @ 7.0% cap · market cap 10.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
878
Businesses Nearby
Explore this area
Business Placement
Demographics for 95827, CA
21,566
Population
7,922
Households
2.7
Avg Household Size
36
Median Age
27%
College-Educated
90%
High-School Grad
8.9 sq mi
ZIP Area
2,423
Density / Sq Mi
$82,382
Median Household Income
$42,331
Median Earnings
$1,790
Median Rent
$419,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Sacramento, CA
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Frequently Asked Questions
What type of property is this?
Office building - Office building with prominent monument and building signage and high visibility on Folsom Blvd.
Where is this office building located?
The property is located at 9837 Folsom Blvd Sacramento, CA.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: Garden‑style office building just east of Bradshaw Road; Prominent monument and building signage with high visibility on Folsom Blvd; Located across from Old Mill Winery
