Duplex with Separate Upstairs
New
For Sale
$539,000
115 Alta Street, Grass Valley, CA 95945
The upstairs space has its own entrance, kitchen, living area, bedroom, and bath.
Property Size1,973 SF
Price / SF$273.19
Days on Market2
Property Features for 115 Alta Street
General Information
Standard status
Active
Size
1,973 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Building Details
Year Built
1890
Buildings
1
Listing Agency:
Simple Realty
(209) 473-7653
Listed By:
Inspired Real Estate Group Inc
(916) 622-5341
Source:
Inspiredrealestategroup
Added: Sep 26
Last Checked: Sep 26 at 2:24PM
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 Simple Realty
Investment Insights
Based on property information with market context.
Built in 1890, this 1,973-square-foot duplex has a three-bedroom, one-bath main-level residence and a separate upstairs space with its own entrance, one bedroom, one bath, a kitchen, and a living area. The property has a history of two-unit use; buyers should verify the unit configuration, zoning, and permitted use for their intended plans. Mature trees, a picket fence, and off-street parking are also part of the property.
The address is near downtown Grass Valley, with dining, shopping, and community activities nearby. The arrangement includes distinct living spaces, though buyers should independently confirm suitability for their intended use.
The address is near downtown Grass Valley, with dining, shopping, and community activities nearby. The arrangement includes distinct living spaces, though buyers should independently confirm suitability for their intended use.
Key Highlights
- 1,973 square feet; built in 1890
- Main‑level residence has three bedrooms and one bath
- Separate upstairs space includes one bedroom, one bath, kitchen, living area, and private entrance
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
$28,489
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%
$569,780
$569.8K
Cap Rate 7%
$406,986
$407.0K
Cap Rate 9%
$316,544
$316.5K
Market Conditions
NOI Build-Up for 1,973 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
$42.6K $21.60/SF
− Vacancy
−$1.9K −$0.97/SF
EGI
$40.7K $20.63/SF
− OpEx
−$12.2K −$6.19/SF
NOI
$28.5K $14.44/SF
Area
Nevada County, CA
Vacancy
4.50%
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%
$569,780
Cap Rate 7%
$406,986
Cap Rate 9%
$316,544
Alternative Uses
Best Use
Multifamily LT 5
$407.0K
$356.1K – $474.8K
NOI $28,489 @ 7.0% cap · market cap 5.29%
Second Best
Apartment 5plus
$371.1K
$324.7K – $433.0K
NOI $25,978 @ 7.0% cap · market cap 4.82%
Theoretical Best
Specialty Retail
$705.4K
$617.2K – $823.0K
NOI $49,377 @ 7.0% cap · market cap 9.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,460
Businesses Nearby
Explore this area
Business Placement
Demographics for 95945, CA
26,302
Population
13,051
Households
2
Avg Household Size
50
Median Age
32%
College-Educated
94%
High-School Grad
61.1 sq mi
ZIP Area
430
Density / Sq Mi
$61,068
Median Household Income
$41,072
Median Earnings
$1,420
Median Rent
$496,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - The upstairs space has its own entrance, kitchen, living area, bedroom, and bath.
Where is this duplex located?
The property is located at 115 Alta Street Grass Valley, CA.
What is the asking price?
The asking price for this property is $539,000.
What are key features of this property?
This property features: 1,973 square feet; built in 1890; Main‑level residence has three bedrooms and one bath; Separate upstairs space includes one bedroom, one bath, kitchen, living area, and private entrance
