Renovated Duplex with Fenced
For Sale
$395,000
18 N Wagner Ave, Stockton, CA 95215
One residence is vacant and updated, while the second is occupied by a long-term tenant.
Property Size1,496 SF
Price / SF$264.04
Days on Market10
Property Features for 18 N Wagner Ave
General Information
Standard status
Active
Size
1,496 SF
Property subtype
Multi-Family
Building Details
Year Built
1965
Listing Agency:
Sandra Properties Inc.
Listed By:
Alexandra M. Toledo
5707016
Source:
Sacramentoareahouses
Added: Sep 16
Changed: Sep 21
Last Checked: Sep 24 at 11:02AM
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 Sandra Properties Inc.
Investment Insights
Based on property information with market context.
This duplex contains 1,496 square feet and was built in 1965. The two residences face separate residential streets and do not share interior walls, providing distinct living arrangements. Both units include fenced yard areas.
The residence at 18 N. Wagner Ave is vacant and has received new carpet, vinyl flooring, interior paint, granite kitchen countertops, a sink, a stove, and ceiling fans. The residence at 19 N. Del Mar is occupied by a long-term tenant, providing an existing rental arrangement alongside the vacant unit.
The residence at 18 N. Wagner Ave is vacant and has received new carpet, vinyl flooring, interior paint, granite kitchen countertops, a sink, a stove, and ceiling fans. The residence at 19 N. Del Mar is occupied by a long-term tenant, providing an existing rental arrangement alongside the vacant unit.
Key Highlights
- 1,496‑square‑foot duplex built in 1965
- Separate residences face different residential streets
- Units have no shared interior walls
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
$20,943
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
5.30%
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%
$418,860
$418.9K
Cap Rate 7%
$299,186
$299.2K
Cap Rate 9%
$232,700
$232.7K
Market Conditions
NOI Build-Up for 1,496 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
$32.3K $21.60/SF
− Vacancy
−$2.4K −$1.60/SF
EGI
$29.9K $20.00/SF
− OpEx
−$9.0K −$6.00/SF
NOI
$20.9K $14.00/SF
Area
Stockton, CA
Vacancy
7.41%
Lease Rate
$21.60 /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%
$418,860
Cap Rate 7%
$299,186
Cap Rate 9%
$232,700
Alternative Uses
Best Use
Multifamily LT 5
$299.2K
$261.8K – $349.1K
NOI $20,943 @ 7.0% cap · market cap 5.30%
Second Best
Apartment 5plus
$260.1K
$227.6K – $303.5K
NOI $18,207 @ 7.0% cap · market cap 4.61%
Theoretical Best
Office A
$404.6K
$354.0K – $472.0K
NOI $28,319 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
154
Businesses Nearby
Explore this area
Business Placement
Demographics for 95215, CA
27,118
Population
7,367
Households
3.7
Avg Household Size
37
Median Age
9%
College-Educated
62%
High-School Grad
92.8 sq mi
ZIP Area
292
Density / Sq Mi
$68,189
Median Household Income
$33,274
Median Earnings
$1,254
Median Rent
$378,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - One residence is vacant and updated, while the second is occupied by a long-term tenant.
Where is this duplex located?
The property is located at 18 N Wagner Ave Stockton, CA.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: 1,496‑square‑foot duplex built in 1965; Separate residences face different residential streets; Units have no shared interior walls
