Building Details

Year Built 1975

Buildings 1

Listing Agency: Innovative Realty

Listed By: Karen Freeman · License #00881554 Show Phone

Source: Homesofgreatersacramento

Added: Mar 27 Changed: Oct 1 Last Checked: Oct 14 at 11:23PM

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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

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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.

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 / Yr

$56,916

Cap Rate

8.43%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,138,320 $1.1M

Cap Rate 7%

$813,086 $813.1K

Cap Rate 9%

$632,400 $632.4K

Is this asking price fair?

Market Conditions

NOI Build-Up for 4,300 SF

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 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 (±1% cap)

NOI $56,916 @ 7.0% cap · market cap 8.43%

Second Best

Apartment 5plus

$755.1K

$660.7K – $880.9K (±1% cap)

NOI $52,855 @ 7.0% cap · market cap 7.83%

Theoretical Best

Office A

$944.3K

$826.3K – $1.10M (±1% cap)

NOI $66,100 @ 7.0% cap · market cap 9.79%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick HVAC Service Real Estate Agency Auto Parts Store Bakery Parking Lot & Garage Nail Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

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

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

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