Duplex with Fenced
For Sale
$850,000
1503 Christopher Way, Sacramento, CA 95819
Two residential units combine generous layouts, private garages, storage, and enclosed outdoor space.
Property Size2,716 SF
Price / SF$312.96
Days on Market13
Property Features for 1503 Christopher Way
General Information
Standard status
Active
Size
2,716 SF
Property subtype
Multi Family
Building Details
Year Built
1979
Listing Agency:
eXp Realty of California, Inc.
(916) 698-8076
Listed By:
Patrick S. Smith · License #01946462
(916) 529-3996
Source:
Exitrealty
Added: Sep 11
Changed: Sep 13
Last Checked: Sep 15 at 5:10AM
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 eXp Realty of California, Inc.
Investment Insights
Based on property information with market context.
Built in 1979, this 2,716-square-foot duplex contains two residential units, each measuring 1,358 square feet with three bedrooms and 2.5 bathrooms. Both units include substantial storage, a one-car garage, and access to a fenced backyard, providing practical household amenities within each residence.
The property is located at 1503 Christopher Way in Sacramento’s East Sacramento area. California State University, Sacramento and UC Davis Medical Center are nearby, while shopping, dining, and public transportation are within walking distance. The two-unit configuration and individual residential features support use as a rental property with established rental income.
The property is located at 1503 Christopher Way in Sacramento’s East Sacramento area. California State University, Sacramento and UC Davis Medical Center are nearby, while shopping, dining, and public transportation are within walking distance. The two-unit configuration and individual residential features support use as a rental property with established rental income.
Key Highlights
- 2,716‑square‑foot duplex with two residential units
- Each unit offers 1,358 square feet, 3 bedrooms, and 2.5 bathrooms
- One‑car garage and substantial storage included with each unit
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
$46,353
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
5.45%
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%
$927,060
$927.1K
Cap Rate 7%
$662,186
$662.2K
Cap Rate 9%
$515,033
$515.0K
Market Conditions
NOI Build-Up for 2,716 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
$70.1K $25.80/SF
− Vacancy
−$3.9K −$1.42/SF
EGI
$66.2K $24.38/SF
− OpEx
−$19.9K −$7.31/SF
NOI
$46.4K $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%
$927,060
Cap Rate 7%
$662,186
Cap Rate 9%
$515,033
Alternative Uses
Best Use
Multifamily LT 5
$662.2K
$579.4K – $772.6K
NOI $46,353 @ 7.0% cap · market cap 5.45%
Second Best
Apartment 5plus
$609.5K
$533.3K – $711.1K
NOI $42,663 @ 7.0% cap · market cap 5.02%
Theoretical Best
Specialty Retail
$729.8K
$638.6K – $851.5K
NOI $51,088 @ 7.0% cap · market cap 6.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,234
Businesses Nearby
Explore this area
Business Placement
Demographics for 95819, CA
20,812
Population
8,936
Households
2.3
Avg Household Size
36
Median Age
68%
College-Educated
97%
High-School Grad
3.6 sq mi
ZIP Area
5,781
Density / Sq Mi
$127,500
Median Household Income
$69,922
Median Earnings
$2,007
Median Rent
$716,000
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 - Two residential units combine generous layouts, private garages, storage, and enclosed outdoor space.
Where is this duplex located?
The property is located at 1503 Christopher Way Sacramento, CA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 2,716‑square‑foot duplex with two residential units; Each unit offers 1,358 square feet, 3 bedrooms, and 2.5 bathrooms; One‑car garage and substantial storage included with each unit
