Downtown Duplex with
For Sale
$595,000
171 Olive St, Auburn, CA 95603
Two residential units provide individual garages, laundry rooms, kitchens, and separate living areas.
Property Size1,460 SF
Price / SF$407.53
Days on Market38
Property Features for 171 Olive St
General Information
Standard status
Active
Size
1,460 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Amenities
laundry room
garage
backyard
stone patios
rock wall
observation deck
Building Details
Year Built
1938
Buildings
1
Listing Agency:
Windermere Signature Properties Auburn
(916) 532-4237
Listed By:
Carolyn A Metzker · License #01851721
Source:
Rootsrealestategroup
Added: Jul 23
Changed: Aug 28
Last Checked: Aug 25 at 5:23AM
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 Windermere Signature Properties Auburn
Investment Insights
Based on property information with market context.
Built in 1938, this duplex contains two residential units, each measuring approximately 730 square feet with one bedroom and one bathroom. Both residences include a kitchen, dinette, living room, laundry room, and an individual garage.
The property at 171 Olive St is in downtown Auburn near shops and restaurants. Outdoor features include a backyard with stone patios, a rock wall, mature plantings, and an observation deck with views toward downtown and the courthouse.
The property at 171 Olive St is in downtown Auburn near shops and restaurants. Outdoor features include a backyard with stone patios, a rock wall, mature plantings, and an observation deck with views toward downtown and the courthouse.
Key Highlights
- Two 1‑bedroom, 1‑bathroom units, each approximately 730sqft
- Individual spacious garage serving each unit
- Separate kitchen, dinette, living room, and laundry room in both units
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
$24,648
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
4.14%
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%
$492,960
$493.0K
Cap Rate 7%
$352,114
$352.1K
Cap Rate 9%
$273,867
$273.9K
Market Conditions
NOI Build-Up for 1,460 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
$37.1K $25.44/SF
− Vacancy
−$1.9K −$1.32/SF
EGI
$35.2K $24.12/SF
− OpEx
−$10.6K −$7.24/SF
NOI
$24.6K $16.88/SF
Area
Placer County, CA
Vacancy
5.20%
Lease Rate
$25.44 /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%
$492,960
Cap Rate 7%
$352,114
Cap Rate 9%
$273,867
Alternative Uses
Best Use
Multifamily LT 5
$352.1K
$308.1K – $410.8K
NOI $24,648 @ 7.0% cap · market cap 4.14%
Second Best
Apartment 5plus
$321.3K
$281.2K – $374.9K
NOI $22,492 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$565.2K
$494.6K – $659.4K
NOI $39,565 @ 7.0% cap · market cap 6.65%
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
1,758
Businesses Nearby
Explore this area
Business Placement
Demographics for 95603, CA
28,021
Population
12,538
Households
2.2
Avg Household Size
49
Median Age
33%
College-Educated
92%
High-School Grad
35.8 sq mi
ZIP Area
783
Density / Sq Mi
$80,851
Median Household Income
$44,207
Median Earnings
$1,451
Median Rent
$613,900
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 provide individual garages, laundry rooms, kitchens, and separate living areas.
Where is this duplex located?
The property is located at 171 Olive St Auburn, CA.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Two 1‑bedroom, 1‑bathroom units, each approximately 730sqft; Individual spacious garage serving each unit; Separate kitchen, dinette, living room, and laundry room in both units
