Duplex with Private
For Sale
$399,900
16352 5th Street, Guerneville, CA 95446
MULTI_FAMILY - Guerneville, CA
Property Size1,530 SF
Lot Size0.04 Acres
Price / SF$261.37
Days on Market43
Property Features for 16352 5th Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bathroom 2, Bathroom 1, Bedroom 5, Bedroom 2, Bedroom 1, Bedroom 3
Parking
3
Parking features
Covered, On Street
Window features
Double Pane Windows, Bay Window(s)
Patio and Porch features
Deck
Exterior features
Private Yard, Yard Space
Appliances
Free-Standing Gas Oven, Free-Standing Gas Range, Free-Standing Refrigerator, Microwave, Tankless Water Heater, Varies By Unit
Lot features
Corner Lot
View
City, Forest
Elementary school district
Guerneville
Middle school district
West Sonoma County Union
High school district
Sonoma
Directions
116 to Church st to 5th st Guerneville
Subdivision
Russian River
Standard status
Active
APN
070020029000
Size
1,530 SF
Lot size
0.04 Acres
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Wall Furnace, Propane (Heating)
Cooling system
Ceiling Fan(s)
Building Details
Year built
1940
Floors in Building
2
Number of units
2
Building materials
Redwood Siding, Wood, Wood Siding
Roof type
Composition
Listing Agency:
Berkshire Hathaway Home Services Sonoma County Properties · Prudential Real Estate
(707) 869-9011
Listed By:
Eric Jorgenson · License #02041407
(415) 233-1766
Added: Jul 19
Changed: Aug 14
Last Checked: Aug 30 at 5:06PM
MLS# 326038494
Copyright © 2026 Bay Area Real Estate Information Services, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1940-built duplex on a 0.043-acre lot includes 1,530 square feet of multi-family living space. The home features redwood siding and a composition roof, with a deck and private yard with yard space. Appliances include a free-standing gas oven, free-standing gas range, free-standing refrigerator, and microwave, along with a tankless water heater. Heating is provided by wall furnace and propane heating, with ceiling fan cooling.
The layout includes an upstairs 1BR/1BA unit and a separate studio apartment, while the downstairs offers a spacious 2BR unit. Parking is available as covered parking and on-street parking.
Set in Guerneville in Sonoma County, the property is positioned just blocks from the Russian River and Johnson’s Beach. Utilities include cable available and public sewer, supporting day-to-day residential use.
The layout includes an upstairs 1BR/1BA unit and a separate studio apartment, while the downstairs offers a spacious 2BR unit. Parking is available as covered parking and on-street parking.
Set in Guerneville in Sonoma County, the property is positioned just blocks from the Russian River and Johnson’s Beach. Utilities include cable available and public sewer, supporting day-to-day residential use.
Key Highlights
- 0.043‑acre lot with 1,530 square feet in a 1940‑built duplex
- Upstairs includes a light‑filled 1BR/1BA unit plus a separate studio apartment
- Downstairs features a spacious 2BR unit
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
$12,312
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
3.08%
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%
$246,240
$246.2K
Cap Rate 7%
$175,886
$175.9K
Cap Rate 9%
$136,800
$136.8K
Market Conditions
NOI Build-Up for 1,530 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
$18.7K $12.24/SF
− Vacancy
−$1.1K −$0.74/SF
EGI
$17.6K $11.50/SF
− OpEx
−$5.3K −$3.45/SF
NOI
$12.3K $8.05/SF
Area
Sonoma County, CA
Vacancy
6.08%
Lease Rate
$12.24 /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%
$246,240
Cap Rate 7%
$175,886
Cap Rate 9%
$136,800
Alternative Uses
Best Use
Multifamily LT 5
$175.9K
$153.9K – $205.2K
NOI $12,312 @ 7.0% cap · market cap 3.08%
Second Best
Apartment 5plus
$162.0K
$141.8K – $189.0K
NOI $11,342 @ 7.0% cap · market cap 2.84%
Theoretical Best
Specialty Retail
$414.6K
$362.8K – $483.7K
NOI $29,022 @ 7.0% cap · market cap 7.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
412
Businesses Nearby
Explore this area
Business Placement
Demographics for 95446, CA
4,690
Population
3,189
Households
1.5
Avg Household Size
51
Median Age
40%
College-Educated
96%
High-School Grad
31.0 sq mi
ZIP Area
151
Density / Sq Mi
$88,643
Median Household Income
$45,430
Median Earnings
$1,546
Median Rent
$585,900
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Duplex - 1940-built duplex with private yard, deck, and upstairs studio plus a 1-bedroom unit over a 2-bedroom unit.
Where is this duplex located?
The property is located at 16352 5th Street Guerneville, CA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 0.043‑acre lot with 1,530 square feet in a 1940‑built duplex; Upstairs includes a light‑filled 1BR/1BA unit plus a separate studio apartment; Downstairs features a spacious 2BR unit
