Two-Unit Duplex with Central
For Sale
$725,000
Pending
1527 Moffett Rd, Ceres, CA 95307
Residential Income, Ceres, CA
Property Size2,268 SF
Lot Size0.21 Acres
Days on Market47
Property Features for 1527 Moffett Rd
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bedroom 6, Bedroom 3, Bedroom 2, Bedroom 1, Bedroom 4, Bedroom 5, Bathroom 2, Bathroom 3, Bathroom 4
Exterior features
Back Yard, Front Yard
Fencing
Partial, Fenced
Fireplace
1
Appliances
Gas Water Heater
Lot features
2 Houses / 1 Lot, Rectangular Lot, Back Yard, Front Yard
Directions
E Hatch Rd to Moffett Rd
Subdivision
Listing
Standard status
Pending
APN
040081023000
Size
2,268 SF
Lot size
0.21 Acres
Utilities
Sewer type
Public Sewer
Heating system
Zoned
Cooling system
Central Air
Building Details
Year built
1979
Number of units
2
Flooring type
Vinyl, Concrete, Tile
Building materials
Siding - Stucco
Roof type
Shingle
Listing Agency:
Christie's Intl RE Sereno
(925) 855-4000
Listed By:
Lisa Doyle · License #01149880
(925) 890-7443
Added: Jul 21
Changed: Aug 19
Last Checked: Sep 5 at 12:06AM
MLS# 41142287
Copyright © 2026 Contra Costa Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1979 duplex contains two residential units with a combined 2,268 square feet, six bedrooms, and four bathrooms. Both units have received interior and exterior paint, vinyl plank flooring, and new water heaters. The property also includes central air, zoned heating, a gas water heater, shingle roofing with a recently applied roof coating, and front and back yards with fencing. A fireplace, tile, concrete, and vinyl flooring add to the existing interior features.
Set on 0.21 acres in Ceres, the property is served by public sewer and offers access to Highway 99. Local schools and downtown shops and restaurants are within walking distance. The duplex configuration and recent updates provide a clearly defined residential income property with established improvements.
Set on 0.21 acres in Ceres, the property is served by public sewer and offers access to Highway 99. Local schools and downtown shops and restaurants are within walking distance. The duplex configuration and recent updates provide a clearly defined residential income property with established improvements.
Key Highlights
- Two units totaling 2,268 square feet
- Six bedrooms and four bathrooms
- Both units have new interior and exterior paint
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
$30,686
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
4.23%
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%
$613,720
$613.7K
Cap Rate 7%
$438,371
$438.4K
Cap Rate 9%
$340,956
$341.0K
Market Conditions
NOI Build-Up for 2,268 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
$44.9K $19.80/SF
− Vacancy
−$1.1K −$0.47/SF
EGI
$43.8K $19.33/SF
− OpEx
−$13.2K −$5.80/SF
NOI
$30.7K $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%
$613,720
Cap Rate 7%
$438,371
Cap Rate 9%
$340,956
Alternative Uses
Best Use
Multifamily LT 5
$438.4K
$383.6K – $511.4K
NOI $30,686 @ 7.0% cap · market cap 4.23%
Second Best
Apartment 5plus
$404.5K
$353.9K – $471.9K
NOI $28,313 @ 7.0% cap · market cap 3.91%
Theoretical Best
Office A
$1.05M
$922.4K – $1.23M
NOI $73,790 @ 7.0% cap · market cap 10.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
482
Businesses Nearby
Explore this area
Business Placement
Demographics for 95307, CA
46,346
Population
13,221
Households
3.5
Avg Household Size
33
Median Age
13%
College-Educated
73%
High-School Grad
32.8 sq mi
ZIP Area
1,413
Density / Sq Mi
$77,101
Median Household Income
$37,567
Median Earnings
$1,455
Median Rent
$402,300
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 - Ceres duplex with refreshed interiors, fenced outdoor areas, and convenient access to schools, shops, restaurants, and Highway 99.
Where is this duplex located?
The property is located at 1527 Moffett Rd Ceres, CA.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Two units totaling 2,268 square feet; Six bedrooms and four bathrooms; Both units have new interior and exterior paint
