Two-Unit
For Sale
$520,000
111 Baxter Avenue, Sacramento, CA 95815
Sacramento, CA
Property Size1,540 SF
Lot Size0.17 Acres
Price / SF$337.66
Days on Market62
Property Features for 111 Baxter Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bathroom 1, Bathroom 2, Bedroom 3, Laundry Room, Bedroom 1, Family Room, Bedroom 2
Window features
Screens
Patio and Porch features
Porch
Interior features
Ceiling Fan(s), Pantry, Tile Counters
Appliances
Water Heater, Refrigerator, Electric Oven, Electric Cooktop
Lot features
2-5 Units/ Acre
Elementary school district
Sacramento City Unified
Middle school district
Sacramento City Unified
High school district
Sacramento City Unified
Directions
111 Baxter Avenue Sacramento California
Subdivision
SCTO - Sacramento
Standard status
Active
APN
27501650150000
Size
1,540 SF
Lot size
0.17 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1940
Floors in Building
1
Number of units
2
Flooring type
Tile
Roof type
Composition
Listing Agency:
Lamarc Realty
(310) 697-8869
Listed By:
Jackie O'Keith · License #01952194
(310) 720-6072
Added: Jul 8
Changed: Sep 5
Last Checked: Sep 7 at 12:06PM
MLS# SB26156760
Copyright © 2026 California Regional Multiple Listing Service, 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 provides 1,540 square feet of living area on a 0.17-acre lot, with two residential units arranged as a one-bedroom, one-bath unit and a two-bedroom, one-bath unit. The property was built in 1940 and includes a family room, laundry room, pantry, tile counters, ceiling fans, and a porch. Kitchen equipment includes an electric oven, electric cooktop, refrigerator, and water heater. Central heating and central air conditioning serve the home.
The property is located at 111 Baxter Avenue in Sacramento, California 95815, with shopping centers, restaurants, and public transportation identified nearby. Public water and public sewer service are provided. A composition roof completes the existing improvements.
The property is located at 111 Baxter Avenue in Sacramento, California 95815, with shopping centers, restaurants, and public transportation identified nearby. Public water and public sewer service are provided. A composition roof completes the existing improvements.
Key Highlights
- Two residential units: one 1‑bedroom/1‑bath and one 2‑bedroom/1‑bath
- 1,540 square feet of living area on a 0.17‑acre lot
- Built in 1940 with central heating and central air conditioning
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
$26,283
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
5.05%
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%
$525,660
$525.7K
Cap Rate 7%
$375,471
$375.5K
Cap Rate 9%
$292,033
$292.0K
Market Conditions
NOI Build-Up for 1,540 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
$39.7K $25.80/SF
− Vacancy
−$2.2K −$1.42/SF
EGI
$37.5K $24.38/SF
− OpEx
−$11.3K −$7.31/SF
NOI
$26.3K $17.07/SF
Area
Sacramento, CA
Vacancy
5.50%
Lease Rate
$25.80 /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%
$525,660
Cap Rate 7%
$375,471
Cap Rate 9%
$292,033
Alternative Uses
Best Use
Multifamily LT 5
$375.5K
$328.5K – $438.1K
NOI $26,283 @ 7.0% cap · market cap 5.05%
Second Best
Apartment 5plus
$345.6K
$302.4K – $403.2K
NOI $24,190 @ 7.0% cap · market cap 4.65%
Theoretical Best
Specialty Retail
$413.8K
$362.1K – $482.8K
NOI $28,967 @ 7.0% cap · market cap 5.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
773
Businesses Nearby
Explore this area
Business Placement
Demographics for 95815, CA
27,838
Population
10,527
Households
2.6
Avg Household Size
34
Median Age
17%
College-Educated
79%
High-School Grad
7.7 sq mi
ZIP Area
3,615
Density / Sq Mi
$58,590
Median Household Income
$37,199
Median Earnings
$1,448
Median Rent
$298,400
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 - Established residential income property with separate one- and two-bedroom layouts near shopping, dining, and public transportation.
Where is this duplex located?
The property is located at 111 Baxter Avenue Sacramento, CA.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: Two residential units: one 1‑bedroom/1‑bath and one 2‑bedroom/1‑bath; 1,540 square feet of living area on a 0.17‑acre lot; Built in 1940 with central heating and central air conditioning
