Large Duplex with Dual Primary
For Sale
$675,000
10556 S Priest Rd, French Camp, CA 95231
Two tenant-occupied residences provide flexible bedroom configurations and established professional management.
Property Size4,300 SF
Lot Size0.50 Acres
Price / SF$156.98
Days on Market118
Property Features for 10556 S Priest Rd
General Information
Standard status
Active
Size
4,300 SF
Lot size
0.50 Acres
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
1 x 5BR/3BA, 1 x 4BR/2BA
Multifamily Units
2
Additional Details
Gross Income
$46,080
Utilities to Site
Yes
Building Details
Year Built
1975
Buildings
1
Listing Agency:
Innovative Realty
(209) 969-0883
Listed By:
Karen Freeman · License #00881554
Source:
Homesofgreatersacramento
Added: May 6
Changed: Aug 31
Last Checked: Aug 31 at 5:13AM
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 Innovative Realty
Investment Insights
Based on property information with market context.
This 1975 duplex contains approximately 4,300 square feet across two separately configured residences. The larger side includes five bedrooms, three bathrooms, and two primary suites, while the adjoining unit offers four bedrooms and two bathrooms. The property occupies approximately one-half acre and includes well and septic systems.
Recent improvements include a new roof and HVAC replacement at unit 10554 in 2025. The property has also been professionally managed and was previously licensed as a care home. Its address is 10556 S Priest Rd in French Camp, California.
Recent improvements include a new roof and HVAC replacement at unit 10554 in 2025. The property has also been professionally managed and was previously licensed as a care home. Its address is 10556 S Priest Rd in French Camp, California.
Key Highlights
- Approximately 4,300 square feet across two duplex units
- Five‑bedroom, three‑bath unit includes 2 primary suites
- Second unit offers 4 bedrooms and 2 bathrooms
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
$56,916
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
8.43%
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%
$1,138,320
$1.1M
Cap Rate 7%
$813,086
$813.1K
Cap Rate 9%
$632,400
$632.4K
Market Conditions
NOI Build-Up for 4,300 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
$85.1K $19.80/SF
− Vacancy
−$3.8K −$0.89/SF
EGI
$81.3K $18.91/SF
− OpEx
−$24.4K −$5.67/SF
NOI
$56.9K $13.24/SF
Area
San Joaquin County, CA
Vacancy
4.50%
Lease Rate
$19.80 /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%
$1,138,320
Cap Rate 7%
$813,086
Cap Rate 9%
$632,400
Alternative Uses
Best Use
Multifamily LT 5
$813.1K
$711.5K – $948.6K
NOI $56,916 @ 7.0% cap · market cap 8.43%
Second Best
Apartment 5plus
$755.1K
$660.7K – $880.9K
NOI $52,855 @ 7.0% cap · market cap 7.83%
Theoretical Best
Office A
$944.3K
$826.3K – $1.10M
NOI $66,100 @ 7.0% cap · market cap 9.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
97
Businesses Nearby
Explore this area
Business Placement
Demographics for 95231, CA
4,808
Population
795
Households
6
Avg Household Size
35
Median Age
5%
College-Educated
67%
High-School Grad
10.8 sq mi
ZIP Area
445
Density / Sq Mi
$73,292
Median Household Income
$28,483
Median Earnings
$2,005
Median Rent
$477,600
Median Home Value
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 tenant-occupied residences provide flexible bedroom configurations and established professional management.
Where is this duplex located?
The property is located at 10556 S Priest Rd French Camp, CA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Approximately 4,300 square feet across two duplex units; Five‑bedroom, three‑bath unit includes 2 primary suites; Second unit offers 4 bedrooms and 2 bathrooms
