Duplex on Large
For Sale
$330,000
1630 Paradise Road #1628, Modesto, CA 95358
Each one-bedroom unit includes a bathroom and its own carport.
Property Size1,052 SF
Lot Size0.25 Acres
Price / SF$313.69
Days on Market191
Property Features for 1630 Paradise Road #1628
General Information
Standard status
Active
Size
1,052 SF
Total Parking Spaces
2
Lot size
0.25 Acres
Property subtype
Duplex
Property Condition
Severity
Repairs Needed
Evidence
ready for your updates
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Amenities
Wall Unit(s)
Window Unit(s)
Wall Furnace
Free Standing Gas Range
Electric Water Heater
Electric, Natural Gas Connected, Flat
Building Details
Building Size
1,052 SF
Year Built
1951
Buildings
1
Stories
1
Listing Agency:
Berkshire Hathaway HomeServices-Drysdale Properties
9140405
Listed By:
Graciela Gottesman
Source:
Kw
Added: Feb 20
Changed: Aug 30
Last Checked: Aug 30 at 8:37PM
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 Berkshire Hathaway HomeServices-Drysdale Properties
Investment Insights
Based on property information with market context.
Built in 1951, this duplex contains two one-bedroom, one-bathroom units with approximately 526 sq ft per side and 1,052 sq ft of total living space. The unit identified as 1630 includes laminated flooring and an updated kitchen with a free-standing gas range. Both residences have individual carports for off-street parking.
The property occupies a 10,872 sq ft lot, providing room for landscaping improvements and possible future additions or an ADU, subject to buyer verification. Existing features include wall and window units, wall furnaces, electric water heating, and electric and natural gas connections. The layout is suited to renovation, continued rental use, or owner-directed updates.
The property occupies a 10,872 sq ft lot, providing room for landscaping improvements and possible future additions or an ADU, subject to buyer verification. Existing features include wall and window units, wall furnaces, electric water heating, and electric and natural gas connections. The layout is suited to renovation, continued rental use, or owner-directed updates.
Key Highlights
- Two‑unit duplex with 1 bedroom and 1 bathroom per residence
- Approximately 1,052 sq ft total living space, with 526 sq ft per side
- 10,872 sq ft lot with possible expansion or ADU potential, subject to buyer verification
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
$15,661
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
4.75%
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%
$313,220
$313.2K
Cap Rate 7%
$223,729
$223.7K
Cap Rate 9%
$174,011
$174.0K
Market Conditions
NOI Build-Up for 1,052 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
$23.4K $22.20/SF
− Vacancy
−$981 −$0.93/SF
EGI
$22.4K $21.27/SF
− OpEx
−$6.7K −$6.38/SF
NOI
$15.7K $14.89/SF
Area
Modesto, CA
Vacancy
4.20%
Lease Rate
$22.20 /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%
$313,220
Cap Rate 7%
$223,729
Cap Rate 9%
$174,011
Alternative Uses
Best Use
Multifamily LT 5
$223.7K
$195.8K – $261.0K
NOI $15,661 @ 7.0% cap · market cap 4.75%
Second Best
Apartment 5plus
$200.0K
$175.0K – $233.3K
NOI $13,997 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$353.5K
$309.3K – $412.4K
NOI $24,743 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
123
Businesses Nearby
Explore this area
Business Placement
Demographics for 95358, CA
32,131
Population
8,751
Households
3.7
Avg Household Size
34
Median Age
15%
College-Educated
72%
High-School Grad
116.3 sq mi
ZIP Area
276
Density / Sq Mi
$74,434
Median Household Income
$36,235
Median Earnings
$1,553
Median Rent
$401,100
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 - Each one-bedroom unit includes a bathroom and its own carport.
Where is this duplex located?
The property is located at 1630 Paradise Road #1628 Modesto, CA.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: Two‑unit duplex with 1 bedroom and 1 bathroom per residence; Approximately 1,052 sq ft total living space, with 526 sq ft per side; 10,872 sq ft lot with possible expansion or ADU potential, subject to buyer verification
