5-Unit Apartment
For Sale
$850,000
1717 U St, Sacramento, CA 95818
A recently replaced roof and off-street parking serve this residential property.
Property Size3,478 SF
Price / SF$244.39
Days on Market33
Property Features for 1717 U St
General Information
Standard status
Active
Size
3,478 SF
Total Parking Spaces
4
Property subtype
Residential Income
Property Condition
Severity
Repairs Needed
Evidence
fixer
Units
Unit Mix
1 x 2BR/1BA, 4 x 1BR
Multifamily Units
5
Additional Details
Highway Access
Yes
Listing Agency:
Kikumoto Real Estate
Listed By:
Gary Kikumoto
3910481
Source:
Exprealty
Added: Aug 31
Changed: Sep 26
Last Checked: Oct 1 at 5:54PM
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 Kikumoto Real Estate
Investment Insights
Based on property information with market context.
This 3,478-square-foot apartment building contains five units: one with two bedrooms and one bathroom, plus four one-bedroom units. The roof was installed in 2024, and four off-street parking spaces are provided. The parcel extends from U Street to the alley behind the property.
The property offers access to downtown and midtown Sacramento, along with nearby stores, parks, restaurants, shopping, and freeway connections. The units are occupied by long-term tenants.
The property offers access to downtown and midtown Sacramento, along with nearby stores, parks, restaurants, shopping, and freeway connections. The units are occupied by long-term tenants.
Key Highlights
- Five apartments: one 2‑bedroom, 1‑bath unit and four 1‑bedroom units
- 3,478 square feet
- Roof installed in 2024
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
$54,632
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
6.43%
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%
$1,092,640
$1.1M
Cap Rate 7%
$780,457
$780.5K
Cap Rate 9%
$607,022
$607.0K
Market Conditions
NOI Build-Up for 3,478 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
$104.3K $30.00/SF
− Vacancy
−$5.0K −$1.44/SF
EGI
$99.3K $28.56/SF
− OpEx
−$44.7K −$12.85/SF
NOI
$54.6K $15.71/SF
Area
Sacramento, CA
Vacancy
4.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,092,640
Cap Rate 7%
$780,457
Cap Rate 9%
$607,022
Alternative Uses
Best Use
Apartment 5plus
$780.5K
$682.9K – $910.5K
NOI $54,632 @ 7.0% cap · market cap 6.43%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$934.6K
$817.8K – $1.09M
NOI $65,421 @ 7.0% cap · market cap 7.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
5
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3,097
Businesses Nearby
Explore this area
Business Placement
Demographics for 95818, CA
22,375
Population
11,301
Households
2
Avg Household Size
39
Median Age
62%
College-Educated
93%
High-School Grad
3.9 sq mi
ZIP Area
5,737
Density / Sq Mi
$120,509
Median Household Income
$72,803
Median Earnings
$1,650
Median Rent
$768,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - A recently replaced roof and off-street parking serve this residential property.
Where is this apartment building located?
The property is located at 1717 U St 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: Five apartments: one 2‑bedroom, 1‑bath unit and four 1‑bedroom units; 3,478 square feet; Roof installed in 2024
