Two-Unit Duplex with Private
For Sale
$585,000
1805 Bradford Ct, Modesto, CA 95355
Both residences offer open layouts, stainless steel appliances, and granite countertops.
Property Size1,612 SF
Price / SF$362.90
Days on Market12
Property Features for 1805 Bradford Ct
General Information
Standard status
Active
Size
1,612 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Listing Agency:
PMZ Real Estate
5051530
Listed By:
Damien S. Wilson
5051530
Source:
Exprealty
Added: Aug 20
Changed: Aug 29
Last Checked: Aug 30 at 6:20PM
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 PMZ Real Estate
Investment Insights
Based on property information with market context.
This duplex contains two residences, each with 2 bedrooms, 1 bathroom, and approximately 806 sq. ft. of living space. The interiors feature open floor plans, abundant natural light, stainless steel appliances, granite countertops, and substantial cabinet and storage capacity. Each unit also includes its own private backyard for outdoor use.
The property is located at 1805 Bradford Ct in Modesto, near Beyer High School, shopping, dining, and everyday conveniences. With 1,612 sq. ft. of total property size and two separately configured residences, the asset offers a straightforward duplex layout for residential income use.
The property is located at 1805 Bradford Ct in Modesto, near Beyer High School, shopping, dining, and everyday conveniences. With 1,612 sq. ft. of total property size and two separately configured residences, the asset offers a straightforward duplex layout for residential income use.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 bathroom in each residence
- Approximately 806 sq. ft. of living space per unit
- Open interiors with abundant natural light
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
$23,998
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
4.10%
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%
$479,960
$480.0K
Cap Rate 7%
$342,829
$342.8K
Cap Rate 9%
$266,644
$266.6K
Market Conditions
NOI Build-Up for 1,612 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
$35.8K $22.20/SF
− Vacancy
−$1.5K −$0.93/SF
EGI
$34.3K $21.27/SF
− OpEx
−$10.3K −$6.38/SF
NOI
$24.0K $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%
$479,960
Cap Rate 7%
$342,829
Cap Rate 9%
$266,644
Alternative Uses
Best Use
Multifamily LT 5
$342.8K
$300.0K – $400.0K
NOI $23,998 @ 7.0% cap · market cap 4.10%
Second Best
Apartment 5plus
$306.4K
$268.1K – $357.5K
NOI $21,449 @ 7.0% cap · market cap 3.67%
Theoretical Best
Office A
$541.6K
$473.9K – $631.9K
NOI $37,914 @ 7.0% cap · market cap 6.48%
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
865
Businesses Nearby
Explore this area
Business Placement
Demographics for 95355, CA
62,337
Population
22,136
Households
2.8
Avg Household Size
38
Median Age
24%
College-Educated
90%
High-School Grad
9.3 sq mi
ZIP Area
6,703
Density / Sq Mi
$83,460
Median Household Income
$46,482
Median Earnings
$1,719
Median Rent
$447,600
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 - Both residences offer open layouts, stainless steel appliances, and granite countertops.
Where is this duplex located?
The property is located at 1805 Bradford Ct Modesto, CA.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 bathroom in each residence; Approximately 806 sq. ft. of living space per unit; Open interiors with abundant natural light
