Duplex Property with
For Sale
$1,899,000
114 Sawyer Circle, Scotts Valley, CA 95066
Main residence and accessory dwelling unit offer separate living arrangements with additional workspace and storage capacity.
Property Size3,602 SF
Price / SF$527.21
Days on Market367
Property Features for 114 Sawyer Circle
General Information
Standard status
Active
Size
3,602 SF
Total Parking Spaces
2
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Amenities
forest views
air conditioning
reverse osmosis system
private hiking trails
Building Details
Year Built
1986
Listing Agency:
David Lyng Real Estate
(831) 239-3708
Listed By:
Kasey Hinchman · License #01424163
(831) 239-3708
Source:
Exitrealty
Added: Aug 31, 2025
Changed: Aug 31
Last Checked: Aug 31 at 3:50PM
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 David Lyng Real Estate
Investment Insights
Based on property information with market context.
This duplex property includes a primary residence and an accessory dwelling unit on just over an acre. The main home provides a dedicated office or den with its own exterior entry, a walk-in closet, full bath, attached two-car garage, and substantial storage. The ADU has a separate laundry area, while air conditioning and reverse osmosis systems serve both residences.
An oversized workshop adds two 10-foot roll-up doors and a separate driveway, supporting vehicle, equipment, and supply storage. The property contains 3,602 square feet and was built in 1986. Forest views, additional parking, and access to private hiking trails at Multiversity 1440 further define the setting. The property is located at 114 Sawyer Circle in Scotts Valley, California, near Santa Cruz and Silicon Valley.
An oversized workshop adds two 10-foot roll-up doors and a separate driveway, supporting vehicle, equipment, and supply storage. The property contains 3,602 square feet and was built in 1986. Forest views, additional parking, and access to private hiking trails at Multiversity 1440 further define the setting. The property is located at 114 Sawyer Circle in Scotts Valley, California, near Santa Cruz and Silicon Valley.
Key Highlights
- Duplex property with main residence and ADU on just over an acre
- 3,602 square feet; built in 1986
- Oversized workshop with 2 - 10' roll‑up doors and separate driveway
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
$100,425
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
5.29%
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%
$2,008,500
$2.0M
Cap Rate 7%
$1,434,643
$1.4M
Cap Rate 9%
$1,115,833
$1.1M
Market Conditions
NOI Build-Up for 3,602 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
$147.0K $40.80/SF
− Vacancy
−$3.5K −$0.97/SF
EGI
$143.5K $39.83/SF
− OpEx
−$43.0K −$11.95/SF
NOI
$100.4K $27.88/SF
Area
Santa Cruz County, CA
Vacancy
2.38%
Lease Rate
$40.80 /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%
$2,008,500
Cap Rate 7%
$1,434,643
Cap Rate 9%
$1,115,833
Alternative Uses
Best Use
Multifamily LT 5
$1.43M
$1.26M – $1.67M
NOI $100,425 @ 7.0% cap · market cap 5.29%
Second Best
Apartment 5plus
$1.32M
$1.16M – $1.55M
NOI $92,715 @ 7.0% cap · market cap 4.88%
Theoretical Best
Retail
$2.06M
$1.80M – $2.40M
NOI $144,174 @ 7.0% cap · market cap 7.59%
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
97
Businesses Nearby
Explore this area
Business Placement
Demographics for 95066, CA
15,483
Population
6,733
Households
2.3
Avg Household Size
45
Median Age
55%
College-Educated
96%
High-School Grad
18.7 sq mi
ZIP Area
828
Density / Sq Mi
$146,941
Median Household Income
$73,323
Median Earnings
$2,384
Median Rent
$1,113,000
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 - Main residence and accessory dwelling unit offer separate living arrangements with additional workspace and storage capacity.
Where is this duplex located?
The property is located at 114 Sawyer Circle Scotts Valley, CA.
What is the asking price?
The asking price for this property is $1,899,000.
What are key features of this property?
This property features: Duplex property with main residence and ADU on just over an acre; 3,602 square feet; built in 1986; Oversized workshop with 2 - 10' roll‑up doors and separate driveway
