Upgraded Half-Plex Income
New
For Sale
$410,000
10395 S White Rock Road B, Rancho Cordova, CA 95670
Updated residential income property with solar, improved insulation, refreshed outdoor areas, and an upgraded garage.
Property Size1,111 SF
Price / SF$369.04
Days on Market5
Property Features for 10395 S White Rock Road B
General Information
Standard status
Active
Size
1,111 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1982
Buildings
1
Listing Agency:
eXp Realty of California Inc.
(916) 521-6790
Listed By:
Alex Martinez · License #02134167
(916) 521-6790
Source:
Exitrealty
Added: Aug 9
Changed: Aug 12
Last Checked: Aug 12 at 5:35AM
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 eXp Realty of California Inc.
Investment Insights
Based on property information with market context.
This 1,111-square-foot half-plex residential income property was built in 1982 and has received several notable updates. Paid-off solar and new attic insulation support improved energy performance, while the updated garage adds practical utility. Low-maintenance turf is installed in both the front and backyard, and the backyard includes a newly added retreat designed for outdoor gatherings.
The property sits on a quiet cul-de-sac at 10395 S White Rock Road B in Rancho Cordova, California. Its combination of updated features, established construction, and outdoor improvements provides a move-in-ready residential setting within a small income-property format.
The property sits on a quiet cul-de-sac at 10395 S White Rock Road B in Rancho Cordova, California. Its combination of updated features, established construction, and outdoor improvements provides a move-in-ready residential setting within a small income-property format.
Key Highlights
- 1,111‑square‑foot half‑plex residential income property
- Paid‑off solar system
- New attic insulation
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
$14,830
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
3.62%
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%
$296,600
$296.6K
Cap Rate 7%
$211,857
$211.9K
Cap Rate 9%
$164,778
$164.8K
Market Conditions
NOI Build-Up for 1,111 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
$28.9K $26.04/SF
− Vacancy
−$2.0K −$1.77/SF
EGI
$27.0K $24.27/SF
− OpEx
−$12.1K −$10.92/SF
NOI
$14.8K $13.35/SF
Area
Sacramento County, CA
Vacancy
6.80%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$296,600
Cap Rate 7%
$211,857
Cap Rate 9%
$164,778
Alternative Uses
Best Use
Apartment 5plus
$211.9K
$185.4K – $247.2K
NOI $14,830 @ 7.0% cap · market cap 3.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$296.0K
$259.0K – $345.3K
NOI $20,718 @ 7.0% cap · market cap 5.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
991
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated residential income property with solar, improved insulation, refreshed outdoor areas, and an upgraded garage.
Where is this residential income property located?
The property is located at 10395 S White Rock Road B Rancho Cordova, CA.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: 1,111‑square‑foot half‑plex residential income property; Paid‑off solar system; New attic insulation
