Duplex Property with ADU
For Sale
$890,000
1413 Victorian Alley #1415, Sacramento, CA 95818
2021-built duplex with flexible accessory dwelling unit configurations and furnished interiors.
Property Size1,686 SF
Days on Market177
Property Features for 1413 Victorian Alley #1415
General Information
Standard status
Active
Size
1,686 SF
Property subtype
Multi-Family
Net Operating Income
$320,753
Additional Details
Furnished
Yes
Asking Price
$2,430,000
Amenities
MultiZone
Heat Pump
MultiUnits
Electric
Ductless
Free Standing Refrigerator
Ice Maker
Insulated Water Heater
Dishwasher
Microwave
Disposal
Plumbed For Ice Maker
Electric Water Heater
Free Standing Electric Oven
Free Standing Electric Range
Cable Available, City, Electric, Internet Available, Elastomeric, See Remarks
Building Details
Building Size
1,686 SF
Year Built
2021
Buildings
3
Stories
2
Listing Agency:
Mills Realty
(818) 763-4462
Listed By:
Simon Mills · License #01309436
Source:
Kw
Added: Mar 6
Changed: Aug 29
Last Checked: Aug 29 at 7:39PM
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 Mills Realty
Investment Insights
Based on property information with market context.
This 2021-built duplex property offers flexible residential configurations with separate exterior access for an accessory dwelling unit. Each duplex can be arranged to support an ADU alongside the primary living area, with the option for internal access between the spaces. The interiors include kitchens equipped with electric ranges, ovens, refrigerators, dishwashers, microwaves, disposals, and ice makers. Heat pump and ductless systems support a multi-zone setup, and the property also includes an insulated water heater.
The property is fully furnished and has been operated with a combination of short-term and long-term tenants. Free, unmetered street parking is available throughout the area, including the city block across from Urban Roots near 14th and V streets. Parking passes and guest passes are available to owners.
The property is fully furnished and has been operated with a combination of short-term and long-term tenants. Free, unmetered street parking is available throughout the area, including the city block across from Urban Roots near 14th and V streets. Parking passes and guest passes are available to owners.
Key Highlights
- 2021‑built duplex property with flexible ADU configurations
- Separate exterior entrance available for the ADU
- Fully furnished interiors with short‑term and long‑term rental history
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
$28,774
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
3.23%
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%
$575,480
$575.5K
Cap Rate 7%
$411,057
$411.1K
Cap Rate 9%
$319,711
$319.7K
Market Conditions
NOI Build-Up for 1,686 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
$43.5K $25.80/SF
− Vacancy
−$2.4K −$1.42/SF
EGI
$41.1K $24.38/SF
− OpEx
−$12.3K −$7.31/SF
NOI
$28.8K $17.07/SF
Area
Sacramento, CA
Vacancy
5.50%
Lease Rate
$25.80 /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%
$575,480
Cap Rate 7%
$411,057
Cap Rate 9%
$319,711
Alternative Uses
Best Use
Multifamily LT 5
$411.1K
$359.7K – $479.6K
NOI $28,774 @ 7.0% cap · market cap 3.23%
Second Best
Apartment 5plus
$378.3K
$331.1K – $441.4K
NOI $26,484 @ 7.0% cap · market cap 2.98%
Theoretical Best
Specialty Retail
$453.1K
$396.4K – $528.6K
NOI $31,714 @ 7.0% cap · market cap 3.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,566
Businesses Nearby
Explore this area
Business Placement
Demographics for 95818, CA
22,375
Population
11,301
Households
2
Avg Household Size
39
Median Age
62%
College-Educated
93%
High-School Grad
3.9 sq mi
ZIP Area
5,737
Density / Sq Mi
$120,509
Median Household Income
$72,803
Median Earnings
$1,650
Median Rent
$768,700
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 - 2021-built duplex with flexible accessory dwelling unit configurations and furnished interiors.
Where is this duplex located?
The property is located at 1413 Victorian Alley #1415 Sacramento, CA.
What is the asking price?
The asking price for this property is $890,000.
What are key features of this property?
This property features: 2021‑built duplex property with flexible ADU configurations; Separate exterior entrance available for the ADU; Fully furnished interiors with short‑term and long‑term rental history
