Duplex With Attached
New
For Sale
$549,888
10381 Mills Tower Drive, Rancho Cordova, CA 95670
Two-unit residential property with central air, ceiling fans, and an attached garage.
Property Size1,636 SF
Price / SF$336.12
Days on Market2
Property Features for 10381 Mills Tower Drive
General Information
Standard status
Active
Size
1,636 SF
Total Parking Spaces
2
Property subtype
Residential Income
Zoning
RD 10
Amenities
Central Air, Ceiling Fan(s)
Central
Microwave
Attached, Garage
Building Details
Year Built
1963
Buildings
1
Stories
1
Listing Agency:
Intero Real Estate Services
(916) 316-2028
Listed By:
Sarah P. Oyler · License #01404919
(916) 316-2028
Source:
Evrealestate
Added: Aug 9
Changed: Aug 10
Last Checked: Aug 10 at 3:59AM
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 Intero Real Estate Services
Investment Insights
Based on property information with market context.
This duplex contains 1,636 square feet and was built in 1963. Interior features include central air conditioning, ceiling fans, and a microwave, while the property also includes an attached garage.
The property is located on Mills Tower Drive in Rancho Cordova, Sacramento County, with RD 10 zoning. Access is described from White Rock via Mills Tower.
The property is located on Mills Tower Drive in Rancho Cordova, Sacramento County, with RD 10 zoning. Access is described from White Rock via Mills Tower.
Key Highlights
- Duplex with 1,636 square feet
- Built in 1963
- RD 10 zoning
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
$23,781
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
4.32%
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%
$475,620
$475.6K
Cap Rate 7%
$339,729
$339.7K
Cap Rate 9%
$264,233
$264.2K
Market Conditions
NOI Build-Up for 1,636 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
$36.3K $22.20/SF
− Vacancy
−$2.3K −$1.43/SF
EGI
$34.0K $20.77/SF
− OpEx
−$10.2K −$6.23/SF
NOI
$23.8K $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%
$475,620
Cap Rate 7%
$339,729
Cap Rate 9%
$264,233
Alternative Uses
Best Use
Multifamily LT 5
$339.7K
$297.3K – $396.4K
NOI $23,781 @ 7.0% cap · market cap 4.32%
Second Best
Apartment 5plus
$312.0K
$273.0K – $364.0K
NOI $21,837 @ 7.0% cap · market cap 3.97%
Theoretical Best
Office A
$435.8K
$381.4K – $508.5K
NOI $30,509 @ 7.0% cap · market cap 5.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
871
Businesses Nearby
Explore this area
Business Placement
Demographics for 95670, CA
57,988
Population
22,779
Households
2.5
Avg Household Size
38
Median Age
32%
College-Educated
89%
High-School Grad
12.9 sq mi
ZIP Area
4,495
Density / Sq Mi
$90,414
Median Household Income
$47,271
Median Earnings
$1,693
Median Rent
$463,100
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 - Two-unit residential property with central air, ceiling fans, and an attached garage.
Where is this duplex located?
The property is located at 10381 Mills Tower Drive Rancho Cordova, CA.
What is the asking price?
The asking price for this property is $549,888.
What are key features of this property?
This property features: Duplex with 1,636 square feet; Built in 1963; RD 10 zoning
