Updated Three-Bedroom Residential Income
For Sale
$479,000
Pending
1162 Spruce Tree Circle, Sacramento, CA 95831
Single-level half-plex with three bedrooms, two baths, newer HVAC, and an in-home laundry area.
Property Size1,544 SF
Days on Market73
Property Features for 1162 Spruce Tree Circle
General Information
Standard status
Pending
Size
1,544 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
1
Amenities
inside laundry
tennis/pickleball courts
Building Details
Year Built
1981
Stories
1
Listing Agency:
Dunnigan, REALTORS
(916) 761-0411
Listed By:
Connie J Landsberg · License #00850625
(916) 761-0411
Source:
Exitrealty
Added: Jun 19
Changed: Aug 29
Last Checked: Aug 29 at 6:39PM
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 Dunnigan, REALTORS
Investment Insights
Based on property information with market context.
This 1,544-square-foot, single-story half-plex includes three bedrooms and two bathrooms, with an updated interior and a remote primary suite featuring a dedicated coat closet. The kitchen has double ovens, a 30-inch Vissani range hood, a Midea dishwasher, and pantry storage. Newer flooring extends throughout the home, while the laundry area includes a sink and built-in cabinets. Constructed in 1981, the residence also has newer HVAC equipment.
The HOA covers the newer 50-year Presidential Composition roof, exterior painting, and front-yard care. Community amenities include tennis and pickleball courts. The property is in Park Place South, near restaurants, shopping, parks, walkways, Delta Shores, and Downtown Sacramento.
The HOA covers the newer 50-year Presidential Composition roof, exterior painting, and front-yard care. Community amenities include tennis and pickleball courts. The property is in Park Place South, near restaurants, shopping, parks, walkways, Delta Shores, and Downtown Sacramento.
Key Highlights
- 1,544‑square‑foot single‑story half‑plex with 3 bedrooms and 2 bathrooms
- Kitchen includes double ovens, 30‑inch Vissani range hood, Midea dishwasher, and pantry
- Remote primary suite has a dedicated coat closet
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
$22,675
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
4.73%
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%
$453,500
$453.5K
Cap Rate 7%
$323,929
$323.9K
Cap Rate 9%
$251,944
$251.9K
Market Conditions
NOI Build-Up for 1,544 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
$43.2K $27.96/SF
− Vacancy
−$1.9K −$1.26/SF
EGI
$41.2K $26.70/SF
− OpEx
−$18.6K −$12.02/SF
NOI
$22.7K $14.69/SF
Area
ZIP 95831
Vacancy
4.50%
Lease Rate
$27.96 /SF/Yr
Expense Ratio
45.00%
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%
$453,500
Cap Rate 7%
$323,929
Cap Rate 9%
$251,944
Alternative Uses
Best Use
Apartment 5plus
$323.9K
$283.4K – $377.9K
NOI $22,675 @ 7.0% cap · market cap 4.73%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$12.03M
$10.53M – $14.04M
NOI $842,368 @ 7.0% cap · market cap 175.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
563
Businesses Nearby
Explore this area
Business Placement
Demographics for 95831, CA
43,099
Population
20,261
Households
2.1
Avg Household Size
45
Median Age
51%
College-Educated
95%
High-School Grad
7.0 sq mi
ZIP Area
6,157
Density / Sq Mi
$96,509
Median Household Income
$58,726
Median Earnings
$1,864
Median Rent
$619,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Single-level half-plex with three bedrooms, two baths, newer HVAC, and an in-home laundry area.
Where is this residential income property located?
The property is located at 1162 Spruce Tree Circle Sacramento, CA.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: 1,544‑square‑foot single‑story half‑plex with 3 bedrooms and 2 bathrooms; Kitchen includes double ovens, 30‑inch Vissani range hood, Midea dishwasher, and pantry; Remote primary suite has a dedicated coat closet
