Two-Home Duplex
For Sale
$1,337,000
1550-1552 Day Valley Road, Aptos, CA 95003
Single-level primary residence with permitted accessory dwelling unit and individual electric and gas meters.
Property Size2,448 SF
Lot Size0.50 Acres
Price / SF$546.16
Days on Market64
Property Features for 1550-1552 Day Valley Road
General Information
Standard status
Active
Size
2,448 SF
Lot size
0.50 Acres
Property subtype
Duplex
Additional Details
Multifamily Units
2
Amenities
Central Forced Air - Gas
Dishwasher
Garbage Disposal
Microwave
Oven Range - Gas
Refrigerator
Washer/Dryer - Some Units
Natural Gas Available, Individual Electric Meters, Individual Gas Meters, Composition
Building Details
Year Built
1963
Buildings
2
Listing Agency:
Monterey Bay Properties
(831) 818-3430
Listed By:
Teresa Marlow · License #01733164
(831) 818-3430
Source:
Kw
Added: Jun 12
Changed: Aug 13
Last Checked: Aug 13 at 6:08AM
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 Monterey Bay Properties
Investment Insights
Based on property information with market context.
This duplex property includes a single-level primary residence and a permitted 664-square-foot ADU positioned at the far edge of the parcel. The main home offers an open floor plan, wood-finished open-beam vaulted ceilings, custom mahogany and maple cabinetry, and abundant natural light. Its primary suite includes a bay window seating area, granite fireplace, walk-in closet, jetted tub, steam shower, and private slate patio. The ADU includes its own amenities and is readily accessible.
Set on a flat half-acre parcel in Aptos, the property features mature landscaping that separates the two residences. Improvements date to 1963, with central forced-air gas heating, gas cooking appliances, a dishwasher, garbage disposal, refrigerator, and some-unit washer and dryer availability. Individual electric and gas meters are present, and the combined building area is 2,448 square feet.
Set on a flat half-acre parcel in Aptos, the property features mature landscaping that separates the two residences. Improvements date to 1963, with central forced-air gas heating, gas cooking appliances, a dishwasher, garbage disposal, refrigerator, and some-unit washer and dryer availability. Individual electric and gas meters are present, and the combined building area is 2,448 square feet.
Key Highlights
- Two residences on a flat half‑acre parcel
- Permitted 664sf ADU at the far edge of the property
- Total combined sf: 2,448
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
$68,251
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
5.10%
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%
$1,365,020
$1.4M
Cap Rate 7%
$975,014
$975.0K
Cap Rate 9%
$758,344
$758.3K
Market Conditions
NOI Build-Up for 2,448 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
$99.9K $40.80/SF
− Vacancy
−$2.4K −$0.97/SF
EGI
$97.5K $39.83/SF
− OpEx
−$29.3K −$11.95/SF
NOI
$68.3K $27.88/SF
Area
Santa Cruz County, CA
Vacancy
2.38%
Lease Rate
$40.80 /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%
$1,365,020
Cap Rate 7%
$975,014
Cap Rate 9%
$758,344
Alternative Uses
Best Use
Multifamily LT 5
$975.0K
$853.1K – $1.14M
NOI $68,251 @ 7.0% cap · market cap 5.10%
Second Best
Apartment 5plus
$900.2K
$787.7K – $1.05M
NOI $63,012 @ 7.0% cap · market cap 4.71%
Theoretical Best
Retail
$1.40M
$1.22M – $1.63M
NOI $97,984 @ 7.0% cap · market cap 7.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
50
Businesses Nearby
Explore this area
Business Placement
Demographics for 95003, CA
24,706
Population
11,728
Households
2.1
Avg Household Size
50
Median Age
54%
College-Educated
96%
High-School Grad
32.4 sq mi
ZIP Area
763
Density / Sq Mi
$140,990
Median Household Income
$63,609
Median Earnings
$2,548
Median Rent
$1,154,000
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 - Single-level primary residence with permitted accessory dwelling unit and individual electric and gas meters.
Where is this duplex located?
The property is located at 1550-1552 Day Valley Road Aptos, CA.
What is the asking price?
The asking price for this property is $1,337,000.
What are key features of this property?
This property features: Two residences on a flat half‑acre parcel; Permitted 664sf ADU at the far edge of the property; Total combined sf: 2,448
