Two-Unit Duplex with
New
For Sale
$579,900
11077 Erla Court, Rancho Cordova, CA 95670
Each residence includes a one-car garage, with laundry hookups provided in the garage areas.
Property Size1,856 SF
Price / SF$312.45
Days on Market7
Property Features for 11077 Erla Court
General Information
Standard status
Active
Size
1,856 SF
Total Parking Spaces
2
Property subtype
Residential Income
Units
Unit Mix
1 x 2BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Amenities
laundry hook ups
Building Details
Buildings
1
Listing Agency:
Game Realty
8267117
Listed By:
Shella Lee Dewhurst
8267117
Source:
Exprealty
Added: Aug 11
Changed: Aug 16
Last Checked: Aug 16 at 2:08PM
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 Game Realty
Investment Insights
Based on property information with market context.
Located at 11077 Erla Court in Rancho Cordova, this 1856-square-foot duplex contains two separate residences. One unit offers two bedrooms, two bathrooms, and a one-car garage; the other includes two bedrooms, one bathroom, and a one-car garage. Laundry hookups are located in the garage areas.
The property sits on a cul-de-sac and features a newer roof and newer paint. Tenant privacy is requested during property visits, with inspections to be addressed as part of an offer.
The property sits on a cul-de-sac and features a newer roof and newer paint. Tenant privacy is requested during property visits, with inspections to be addressed as part of an offer.
Key Highlights
- Two‑unit duplex with 1856 square feet
- One unit has 2 bedrooms, 2 bathrooms, and a 1‑car garage
- Second unit has 2 bedrooms, 1 bathroom, and a 1‑car garage
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
$26,979
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
4.65%
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%
$539,580
$539.6K
Cap Rate 7%
$385,414
$385.4K
Cap Rate 9%
$299,767
$299.8K
Market Conditions
NOI Build-Up for 1,856 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
$41.2K $22.20/SF
− Vacancy
−$2.7K −$1.43/SF
EGI
$38.5K $20.77/SF
− OpEx
−$11.6K −$6.23/SF
NOI
$27.0K $14.54/SF
Area
Sacramento County, CA
Vacancy
6.46%
Lease Rate
$22.20 /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%
$539,580
Cap Rate 7%
$385,414
Cap Rate 9%
$299,767
Alternative Uses
Best Use
Multifamily LT 5
$385.4K
$337.2K – $449.7K
NOI $26,979 @ 7.0% cap · market cap 4.65%
Second Best
Apartment 5plus
$353.9K
$309.7K – $412.9K
NOI $24,774 @ 7.0% cap · market cap 4.27%
Theoretical Best
Office A
$494.4K
$432.6K – $576.9K
NOI $34,611 @ 7.0% cap · market cap 5.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
775
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
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 - Each residence includes a one-car garage, with laundry hookups provided in the garage areas.
Where is this duplex located?
The property is located at 11077 Erla Court Rancho Cordova, CA.
What is the asking price?
The asking price for this property is $579,900.
What are key features of this property?
This property features: Two‑unit duplex with 1856 square feet; One unit has 2 bedrooms, 2 bathrooms, and a 1‑car garage; Second unit has 2 bedrooms, 1 bathroom, and a 1‑car garage
