Ranch Duplex with Attached
New
For Sale
$688,000
5834 Sperry DR, Citrus Heights, CA 95621
Residential Income (2-4 units), Ranch, CITRUS HEIGHTS, CA
Property Size2,041 SF
Lot Size0.23 Acres
Price / SF$337.09
Days on Market2
Property Features for 5834 Sperry DR
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RD20
Bedrooms
4
Rooms
Bedroom 1, Bedroom 3, Bedroom 4, Bedroom 2
Parking features
Garage - Attached
Interior features
High Ceiling
Appliances
Cooktop - Electric, Countertop - Granite, Dishwasher, Microwave, Refrigerator
Subdivision
Citrus Heights - 10621
Standard status
Active
Size
2,041 SF
Lot size
0.23 Acres
Utilities
Heating system
Natural Gas, Forced Air, Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1977
Number of units
2
Flooring type
Linoleum, Tile
Roof type
Composition
Architectural style
Ranch
Listing Agency:
Christie's International Real Estate Sereno
(408) 335-1400
Listed By:
Thomas Peters · License #02007527
(408) 364-6374
Added: Sep 17
Last Checked: Sep 18 at 9:06AM
MLS# ML82061704
Copyright © 2026 MLS Listings, 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 1977 ranch-style duplex contains 2,041 square feet on a 0.23-acre lot. The larger unit offers two bedrooms, two full bathrooms, high ceilings, a renovated kitchen with stainless appliances, a refinished fireplace, and vinyl plank flooring. The second unit provides an open living area, kitchen, two bedrooms, private yard space, and off-street parking.
The property is positioned on a corner lot in a residential neighborhood with access to Hwy 80 and Hwy 50. Citrus Heights Town Center, shopping, dining, and parks are located nearby. Additional features include an attached garage, public water, composition roofing, central air, and natural-gas forced-air heating.
The property is positioned on a corner lot in a residential neighborhood with access to Hwy 80 and Hwy 50. Citrus Heights Town Center, shopping, dining, and parks are located nearby. Additional features include an attached garage, public water, composition roofing, central air, and natural-gas forced-air heating.
Key Highlights
- 2,041‑square‑foot duplex on a 0.23‑acre lot
- Two‑bedroom, two‑bath larger unit with renovated kitchen and stainless appliances
- Second unit includes two bedrooms, open living space, private yard, and off‑street parking
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
$29,668
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
4.31%
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%
$593,360
$593.4K
Cap Rate 7%
$423,829
$423.8K
Cap Rate 9%
$329,644
$329.6K
Market Conditions
NOI Build-Up for 2,041 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
$45.3K $22.20/SF
− Vacancy
−$2.9K −$1.43/SF
EGI
$42.4K $20.77/SF
− OpEx
−$12.7K −$6.23/SF
NOI
$29.7K $14.54/SF
Area
Sacramento County, CA
Vacancy
6.46%
Lease Rate
$22.20 /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%
$593,360
Cap Rate 7%
$423,829
Cap Rate 9%
$329,644
Alternative Uses
Best Use
Multifamily LT 5
$423.8K
$370.9K – $494.5K
NOI $29,668 @ 7.0% cap · market cap 4.31%
Second Best
Apartment 5plus
$389.2K
$340.5K – $454.1K
NOI $27,243 @ 7.0% cap · market cap 3.96%
Theoretical Best
Office A
$543.7K
$475.8K – $634.4K
NOI $38,061 @ 7.0% cap · market cap 5.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
649
Businesses Nearby
Explore this area
Business Placement
Demographics for 95621, CA
42,941
Population
17,284
Households
2.5
Avg Household Size
40
Median Age
20%
College-Educated
90%
High-School Grad
6.7 sq mi
ZIP Area
6,409
Density / Sq Mi
$77,377
Median Household Income
$43,789
Median Earnings
$1,776
Median Rent
$401,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with a renovated kitchen, private yard, and convenient access to shopping and major highways.
Where is this duplex located?
The property is located at 5834 Sperry DR Citrus Heights, CA.
What is the asking price?
The asking price for this property is $688,000.
What are key features of this property?
This property features: 2,041‑square‑foot duplex on a 0.23‑acre lot; Two‑bedroom, two‑bath larger unit with renovated kitchen and stainless appliances; Second unit includes two bedrooms, open living space, private yard, and off‑street parking
