5-Unit Apartment
For Sale
$945,000
796 Lampasas Ave, Sacramento, CA 95815
Renovated multifamily property with updated building systems, flooring, windows, and controlled exterior access.
Property Size2,748 SF
Price / SF$343.89
Days on Market55
Property Features for 796 Lampasas Ave
General Information
Standard status
Active
Size
2,748 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
5
Building Details
Year Built
1959
Listing Agency:
Gary Stoll
Listed By:
Gary A Stoll · License #01241291
(916) 439-0802
Source:
Themorerealestategroup
Added: Jul 11
Changed: Aug 30
Last Checked: Sep 1 at 9:32PM
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 Gary Stoll
Investment Insights
Based on property information with market context.
Built in 1959, this five-unit apartment property has undergone renovations covering the roof, windows and coverings, flooring, and water-heating equipment. A tankless water heater and security fencing with a gate are also in place.
The property is located at 796 Lampasas Avenue in Sacramento, California, across from 6 new duplexes. The improvements combine updated physical components with a defined five-unit configuration for multifamily ownership.
The property is located at 796 Lampasas Avenue in Sacramento, California, across from 6 new duplexes. The improvements combine updated physical components with a defined five-unit configuration for multifamily ownership.
Key Highlights
- Five‑unit apartment complex
- Renovations include a new roof, windows and coverings, and flooring
- Tankless water heater installed
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
$43,166
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
4.57%
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%
$863,320
$863.3K
Cap Rate 7%
$616,657
$616.7K
Cap Rate 9%
$479,622
$479.6K
Market Conditions
NOI Build-Up for 2,748 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
$82.4K $30.00/SF
− Vacancy
−$4.0K −$1.44/SF
EGI
$78.5K $28.56/SF
− OpEx
−$35.3K −$12.85/SF
NOI
$43.2K $15.71/SF
Area
Sacramento, CA
Vacancy
4.80%
Lease Rate
$30.00 /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%
$863,320
Cap Rate 7%
$616,657
Cap Rate 9%
$479,622
Alternative Uses
Best Use
Apartment 5plus
$616.7K
$539.6K – $719.4K
NOI $43,166 @ 7.0% cap · market cap 4.57%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$738.4K
$646.1K – $861.5K
NOI $51,690 @ 7.0% cap · market cap 5.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
746
Businesses Nearby
Explore this area
Business Placement
Demographics for 95815, CA
27,838
Population
10,527
Households
2.6
Avg Household Size
34
Median Age
17%
College-Educated
79%
High-School Grad
7.7 sq mi
ZIP Area
3,615
Density / Sq Mi
$58,590
Median Household Income
$37,199
Median Earnings
$1,448
Median Rent
$298,400
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?
Apartment building - Renovated multifamily property with updated building systems, flooring, windows, and controlled exterior access.
Where is this apartment building located?
The property is located at 796 Lampasas Ave Sacramento, CA.
What is the asking price?
The asking price for this property is $945,000.
What are key features of this property?
This property features: Five‑unit apartment complex; Renovations include a new roof, windows and coverings, and flooring; Tankless water heater installed
