Sacramento Core Heating up Just in Time for Summer

Every couple months I run a sales comp report to see what has sold recently.  This time I looked up: land, multifamily, office and retail sales that closed in the last 6 months. I own a couple properties myself.  I wish I had bought my properties when I moved to Sacramento in 1991. 

Land sales are strong.  Multi-family sites in Midtown are running about $50 to $100 per square foot.  In some cases the prices are higher, but this is due to unusual circumstances, say a property is essential to a larger development or it is strategically located. 

Sacramento Midtown Multifamily

Existing apartments are trading at all-time highs.  In the Midtown and Downtown markets, the median is about $215,000 for apartments with more than 10 units.  Smaller properties, say fourplexes, sell for much higher prices per unit. 

The office market is also very strong with $200 per square foot as the new baseline.  The Senator Hotel sold for $47,000,000.  Just three years ago it sold for $32,000,000. 

The retail market segment in Midtown is solid with a few properties trading hands.  The Porch Restaurant sold for a reported $2,000,000, or $555 a foot.  On Broadway, the mixed use building at 21st and Broadway sold for $227 a foot, and the property needs work. 

If you have been thinking about selling, refinancing or just thinking – but not sure what to do – I would be happy to assist in any way. Additionally, if you have any questions on the properties or transactions referenced in this article, don’t hesitate to reach out to our office for more information. Have a great summer. In the meantime, please take a look at www.sacramentobacon.com

Should You Rent or Own in Sacramento’s Core?

As Sacramento’s skyline continues to welcome new additions and development is spurring increases to property values in the Downtown region, one may be curious as to what the changes mean to their ability to acquire property. Renting and owning property both come with benefits and disadvantages, so which is the better option? Review of Sacramento’s Business Journal’s year-end commentary on renting and buying property in Sacramento reveals several takeaways including:

1.) More often than not, it’s cheaper to rent.

2.) This trend is expected to continue over the next 3-5 years

3.) Meaning more opportunities for apartment developers and investors

Currently, monthly mortgage rates take 32.9% of the median family’s income after a 3.5% down payment; while renting a 3-bedroom apartment takes 26.4% of the median family’s income. This gap is expected to get bigger, in favor of renters. Home prices are expected to increase, along with rental rates – but at a much slower rate. Currently it is less expensive to rent than to buy in the following zip codes: 95818, 95819, 95811, 95816.

Politics 

Politics are a driving factor in pricing of rental properties, rent prices, landlord’s incomes and their affectivity. The Sacramento Community Stabilization and Fair Rent Charter Amendment recently qualified for the 2020 city ballot and will strive to accomplish the following:

  • Cap rental increases at 5%
  • Annual rent increases would be tied to the Consumer Price Index, with a minimum increase of 2% and a maximum of 5%;
  • Restrict landlords’ ability to evict by requiring certain criteria to be met;
  • Require landlords to pay rental assistance of at least $5,500 to relocate a tenant if the owner wants to do substantial repairs, move in, take the unit off the housing market or demolish it;
  • Establish independent rental housing Board to govern over rent adjustments;

Groups favoring this bill include labor unions and various housing advocates.  

Many businesses, developers and apartment owners oppose the bill; these groups feel that this bill would only deter landlords from maintaining rental properties. Mayor Darrell Steinberg has also expressed concern that the bill could result in less affordable housing construction. Mayor Steinberg does support temporary rent control that would only apply to at least 20-year old buildings.

19th and J Street

The new additions to the Sacramento skyline will surely impact the market and will pose drastic changes to the way of life in the Sacramento Core; one should consider the pros and cons of renting and purchasing in the current climate. Got questions? Call us at (916) 930-0001, or check out our website, https://sacramentobacon.com/