Two-Unit Duplex with Private
For Sale
$445,000
1235 N Street, Newman, CA 95360
Each residence offers two bedrooms, two baths, separate utilities, and dedicated outdoor space.
Property Size1,610 SF
Days on Market318
Property Features for 1235 N Street
General Information
Standard status
Active
Size
1,610 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
fenced front and backyards
laminate & tile flooring
dual pane windows
central heating & air
granite & tile countertops
lots of storage
Central
Ceiling Fan(s)
Free Standing Gas Range
Gas Water Heater
Microwave
Sewer In & Connected
Building Details
Building Size
1,610 SF
Year Built
1935
Buildings
1
Stories
1
Listing Agency:
Century 21 Select Real Estate
8926111
Listed By:
Jose Rosas Jr
Source:
Kw
Added: Oct 18, 2025
Changed: Aug 30
Last Checked: Aug 30 at 4:36PM
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 Century 21 Select Real Estate
Investment Insights
Based on property information with market context.
Built in 1935, this duplex contains two residential units, each configured with two bedrooms and two bathrooms. Both residences feature laminate and tile flooring, dual-pane windows, central heating and air, granite and tile countertops, ceiling fans, and individual kitchens equipped with a free-standing gas range, microwave, and gas water heater.
The units have separate addresses and independently metered utilities. Fenced front and rear yards provide private outdoor areas, while storage space and one-car parking in the backyards add practical functionality. Sewer service is connected at the property. Located at 1235 N Street in Newman, California, the property offers a clearly separated two-unit layout with distinct residential amenities.
The units have separate addresses and independently metered utilities. Fenced front and rear yards provide private outdoor areas, while storage space and one-car parking in the backyards add practical functionality. Sewer service is connected at the property. Located at 1235 N Street in Newman, California, the property offers a clearly separated two-unit layout with distinct residential amenities.
Key Highlights
- Two residential units, each with 2 bedrooms and 2 bathrooms
- Separate addresses and individual utilities for each unit
- Fenced front and rear yards provide private outdoor areas
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
$21,784
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
4.90%
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%
$435,680
$435.7K
Cap Rate 7%
$311,200
$311.2K
Cap Rate 9%
$242,044
$242.0K
Market Conditions
NOI Build-Up for 1,610 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
$31.9K $19.80/SF
− Vacancy
−$759 −$0.47/SF
EGI
$31.1K $19.33/SF
− OpEx
−$9.3K −$5.80/SF
NOI
$21.8K $13.53/SF
Area
Stanislaus County, CA
Vacancy
2.38%
Lease Rate
$19.80 /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%
$435,680
Cap Rate 7%
$311,200
Cap Rate 9%
$242,044
Alternative Uses
Best Use
Multifamily LT 5
$311.2K
$272.3K – $363.1K
NOI $21,784 @ 7.0% cap · market cap 4.90%
Second Best
Apartment 5plus
$287.1K
$251.2K – $335.0K
NOI $20,099 @ 7.0% cap · market cap 4.52%
Theoretical Best
Office A
$748.3K
$654.8K – $873.0K
NOI $52,382 @ 7.0% cap · market cap 11.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
398
Businesses Nearby
Explore this area
Business Placement
Demographics for 95360, CA
13,892
Population
4,556
Households
3
Avg Household Size
33
Median Age
9%
College-Educated
74%
High-School Grad
61.8 sq mi
ZIP Area
225
Density / Sq Mi
$74,006
Median Household Income
$41,145
Median Earnings
$1,244
Median Rent
$385,500
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?
Duplex - Each residence offers two bedrooms, two baths, separate utilities, and dedicated outdoor space.
Where is this duplex located?
The property is located at 1235 N Street Newman, CA.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: Two residential units, each with 2 bedrooms and 2 bathrooms; Separate addresses and individual utilities for each unit; Fenced front and rear yards provide private outdoor areas
