West Sacramento Duplex Near
For Sale
$495,000
501 F Street, West Sacramento, CA 95605
Investor Special! or Owner-Occupant opportunity to live in the vacant unit
Property Size2,166 SF
Lot Size0.05 Acres
Price / SF$228.53
Days on Market599
Property Features for 501 F Street
General Information
Standard status
Active
Property type
Multifamily properties, Residential income homes, Residential land & home lots, Residential income properties, Investment properties, Land
Size
2,166 SF
Elevators
N/A
Lot size
0.05 Acres
Building Details
Year Built
1904
Listing Agency:
(916) 303-0133
Listed By:
Adrian
(916) 303-0133
Added: Jan 9, 2025
Changed: Mar 16
Investment Insights
Based on property information with market context.
This duplex is located in West Sacramento, two blocks from the Sutter Health Baseball stadium and downtown. The property features on-site paved parking. The unit mix includes spacious floor plans. Each unit is separately metered for electricity and gas. The property is located in an area undergoing continued rejuvenation and development, near restaurants, cafes, breweries, and essential amenities. The duplex consists of an upstairs 2-bedroom, 1-bathroom unit with approximately 1,083 square feet, currently rented for $1,125. The downstairs unit is a vacant 3-bedroom, 1-bathroom unit, also approximately 1,083 square feet. The units feature separate water heaters and washer/dryer hook-ups. The property is suitable for investors or owner-occupants looking to live in one unit and collect rental income from the other. The lower ground floor unit was recently renovated and has the potential to be a profitable Airbnb. The property is ideal for future development, given the area's revitalization.
Key Highlights
- Prime Location two blocks from A's MLB stadium & downtown
- On‑Site paved parking
- Great unit mix with spacious floor plans
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
$30,854
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
6.23%
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%
$617,080
$617.1K
Cap Rate 7%
$440,771
$440.8K
Cap Rate 9%
$342,822
$342.8K
Market Conditions
NOI Build-Up for 2,166 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
$46.8K $21.60/SF
− Vacancy
−$2.7K −$1.25/SF
EGI
$44.1K $20.35/SF
− OpEx
−$13.2K −$6.10/SF
NOI
$30.9K $14.24/SF
Area
Yolo County, CA
Vacancy
5.79%
Lease Rate
$21.60 /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%
$617,080
Cap Rate 7%
$440,771
Cap Rate 9%
$342,822
Alternative Uses
Best Use
Multifamily LT 5
$440.8K
$385.7K – $514.2K
NOI $30,854 @ 7.0% cap · market cap 6.23%
Second Best
Apartment 5plus
$402.7K
$352.4K – $469.8K
NOI $28,189 @ 7.0% cap · market cap 5.69%
Theoretical Best
Office A
$584.4K
$511.4K – $681.9K
NOI $40,911 @ 7.0% cap · market cap 8.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
496
Businesses Nearby
Explore this area
Business Placement
Demographics for 95605, CA
14,204
Population
5,517
Households
2.6
Avg Household Size
36
Median Age
24%
College-Educated
79%
High-School Grad
3.9 sq mi
ZIP Area
3,642
Density / Sq Mi
$71,361
Median Household Income
$41,665
Median Earnings
$1,615
Median Rent
$375,500
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?
Multifamily property - Investor Special! or Owner-Occupant opportunity to live in the vacant unit
Where is this multifamily property located?
The property is located at 501 F Street West Sacramento, CA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Prime Location two blocks from A's MLB stadium & downtown; On‑Site paved parking; Great unit mix with spacious floor plans
