Duplex Rehabilitation
New
For Sale
$299,000
105 Orchard AVE, Salinas, CA 93905
Residential Income (2-4 units), SALINAS, CA
Property Size1,445 SF
Lot Size0.17 Acres
Price / SF$206.92
Days on Market1
Property Features for 105 Orchard AVE
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R-M-2.9
Bedrooms
3
Rooms
Bedroom 3, Bedroom 2, Bedroom 1
Subdivision
ES-68
Standard status
Active
Size
1,445 SF
Lot size
0.17 Acres
Utilities
Heating system
Wall Furnace
Water source
Public
Building Details
Year built
1939
Number of units
2
Building materials
Wood Frame
Roof type
Composition
Listing Agency:
eXp Realty of California Inc
8885849427x119
Listed By:
Eddie Guajardo · License #02056453
(831) 206-2335
Added: Sep 22
Last Checked: Sep 22 at 2:06PM
MLS# ML82062074
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 duplex property includes a 2-bedroom, 1-bathroom primary residence and a separate 1-bedroom, 1-bathroom unit. The improvements total 1,445 square feet on a 7,300-square-foot lot and require extensive rehabilitation involving structural, electrical, plumbing, and cosmetic components. The property is offered in its existing condition, with no seller repairs or warranties.
The rear unit is occupied under a month-to-month arrangement. Located in Salinas, the property carries R-M-2.9 zoning and was built in 1939. Construction is wood frame with a composition roof, wall-furnace heating, and public water service. Buyer verification of dimensions, permits, unit legality, systems, and structural condition is required.
The rear unit is occupied under a month-to-month arrangement. Located in Salinas, the property carries R-M-2.9 zoning and was built in 1939. Construction is wood frame with a composition roof, wall-furnace heating, and public water service. Buyer verification of dimensions, permits, unit legality, systems, and structural condition is required.
Key Highlights
- 7,300 SF lot with R‑M‑2.9 zoning
- Duplex with 2BD/1BA main residence and 1BD/1BA second unit
- 1,445 SF of total property size
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
$25,239
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
8.44%
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%
$504,780
$504.8K
Cap Rate 7%
$360,557
$360.6K
Cap Rate 9%
$280,433
$280.4K
Market Conditions
NOI Build-Up for 1,445 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
$36.9K $25.56/SF
− Vacancy
−$879 −$0.61/SF
EGI
$36.1K $24.95/SF
− OpEx
−$10.8K −$7.49/SF
NOI
$25.2K $17.47/SF
Area
Salinas, CA
Vacancy
2.38%
Lease Rate
$25.56 /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%
$504,780
Cap Rate 7%
$360,557
Cap Rate 9%
$280,433
Alternative Uses
Best Use
Multifamily LT 5
$360.6K
$315.5K – $420.7K
NOI $25,239 @ 7.0% cap · market cap 8.44%
Second Best
Apartment 5plus
$332.1K
$290.6K – $387.4K
NOI $23,246 @ 7.0% cap · market cap 7.77%
Theoretical Best
Office A
$455.0K
$398.1K – $530.8K
NOI $31,850 @ 7.0% cap · market cap 10.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
355
Businesses Nearby
Explore this area
Business Placement
Demographics for 93905, CA
64,209
Population
14,534
Households
4.4
Avg Household Size
29
Median Age
7%
College-Educated
45%
High-School Grad
9.2 sq mi
ZIP Area
6,979
Density / Sq Mi
$75,716
Median Household Income
$30,715
Median Earnings
$1,799
Median Rent
$570,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units on an R-M-2.9 lot with current month-to-month occupancy in the rear unit.
Where is this duplex located?
The property is located at 105 Orchard AVE Salinas, CA.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 7,300 SF lot with R‑M‑2.9 zoning; Duplex with 2BD/1BA main residence and 1BD/1BA second unit; 1,445 SF of total property size
