Updated Duplex with Private
New
For Sale
$773,000
109 Moonlit Circle, Sacramento, CA 95831
Two refreshed residences offer private outdoor areas, garage parking, and individual laundry spaces.
Property Size1,890 SF
Price / SF$408.99
Days on Market6
Property Features for 109 Moonlit Circle
General Information
Standard status
Active
Size
1,890 SF
Total Parking Spaces
2
Property subtype
Multi Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
private backyards with covered patios
laundry area
Building Details
Year Built
1964
Listing Agency:
GUIDE Real Estate
(916) 320-0366
Listed By:
Sabrina K. Berhane · License #01364594
(916) 320-0366
Source:
Exitrealty
Added: Aug 25
Changed: Aug 28
Last Checked: Aug 30 at 2:07PM
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 GUIDE Real Estate
Investment Insights
Based on property information with market context.
This duplex contains two residences, each with 2 bedrooms, 1 bathroom, a private garage, and a laundry area. Both units have updated flooring and showers, while one residence also includes a newer bathroom vanity. An A/C unit was installed in 2017, and the roof was replaced in 2018. Each side has its own backyard with a covered patio.
One unit is occupied by a long-term tenant who would like to remain. The property is near shopping, schools, and freeway access. Built in 1964, the 1,890-square-foot duplex combines refreshed interiors with separate outdoor and parking features for each residence.
One unit is occupied by a long-term tenant who would like to remain. The property is near shopping, schools, and freeway access. Built in 1964, the 1,890-square-foot duplex combines refreshed interiors with separate outdoor and parking features for each residence.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 bathroom per residence
- Private garage and laundry area for each unit
- Both residences updated with new flooring and showers
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
$30,853
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
3.99%
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%
$617,060
$617.1K
Cap Rate 7%
$440,757
$440.8K
Cap Rate 9%
$342,811
$342.8K
Market Conditions
NOI Build-Up for 1,890 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
$46.5K $24.60/SF
− Vacancy
−$2.4K −$1.28/SF
EGI
$44.1K $23.32/SF
− OpEx
−$13.2K −$7.00/SF
NOI
$30.9K $16.32/SF
Area
ZIP 95831
Vacancy
5.20%
Lease Rate
$24.60 /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%
$617,060
Cap Rate 7%
$440,757
Cap Rate 9%
$342,811
Alternative Uses
Best Use
Multifamily LT 5
$440.8K
$385.7K – $514.2K
NOI $30,853 @ 7.0% cap · market cap 3.99%
Second Best
Apartment 5plus
$396.5K
$347.0K – $462.6K
NOI $27,757 @ 7.0% cap · market cap 3.59%
Theoretical Best
Hotel Hospitality
$14.73M
$12.89M – $17.19M
NOI $1,031,136 @ 7.0% cap · market cap 133.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
198
Businesses Nearby
Explore this area
Business Placement
Demographics for 95831, CA
43,099
Population
20,261
Households
2.1
Avg Household Size
45
Median Age
51%
College-Educated
95%
High-School Grad
7.0 sq mi
ZIP Area
6,157
Density / Sq Mi
$96,509
Median Household Income
$58,726
Median Earnings
$1,864
Median Rent
$619,800
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 refreshed residences offer private outdoor areas, garage parking, and individual laundry spaces.
Where is this duplex located?
The property is located at 109 Moonlit Circle Sacramento, CA.
What is the asking price?
The asking price for this property is $773,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 bathroom per residence; Private garage and laundry area for each unit; Both residences updated with new flooring and showers
