Duplex with Separate
New
For Sale
$350,000
1902 N El Dorado Street, Stockton, CA 95204
Two distinct residences offer separate electric metering and flexible occupancy or leasing arrangements.
Property Size1,400 SF
Price / SF$250
Days on Market3
Property Features for 1902 N El Dorado Street
General Information
Standard status
Active
Size
1,400 SF
Property subtype
Multi Family
Building Details
Year Built
1921
Listing Agency:
PMZ Real Estate
(209) 639-5680
Listed By:
Izumi M. Assauw · License #01904630
(209) 639-5680
Source:
Exitrealty
Added: Aug 19
Changed: Aug 21
Last Checked: Aug 21 at 6:58AM
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.
Built in 1921, this duplex contains two separately accessed residences. The primary unit provides 3 bedrooms and 2 full bathrooms, while the upper residence includes 1 bedroom and 1 full bathroom. Separate electric meters support independent utility management for each unit.
A partial basement adds enclosed ancillary space. The property requires updating and modernization, allowing the next owner to improve the interiors and tailor the residences to a preferred standard. Positioned on N. El Dorado Street in Central Stockton, the property is near schools, shopping, local amenities, and transportation.
A partial basement adds enclosed ancillary space. The property requires updating and modernization, allowing the next owner to improve the interiors and tailor the residences to a preferred standard. Positioned on N. El Dorado Street in Central Stockton, the property is near schools, shopping, local amenities, and transportation.
Key Highlights
- Two‑unit property with separate entrances
- 3‑bedroom, 2‑full‑bath primary unit
- 1‑bedroom, 1‑full‑bath upper unit
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
$19,599
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
5.60%
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%
$391,980
$392.0K
Cap Rate 7%
$279,986
$280.0K
Cap Rate 9%
$217,767
$217.8K
Market Conditions
NOI Build-Up for 1,400 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
$30.2K $21.60/SF
− Vacancy
−$2.2K −$1.60/SF
EGI
$28.0K $20.00/SF
− OpEx
−$8.4K −$6.00/SF
NOI
$19.6K $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%
$391,980
Cap Rate 7%
$279,986
Cap Rate 9%
$217,767
Alternative Uses
Best Use
Multifamily LT 5
$280.0K
$245.0K – $326.7K
NOI $19,599 @ 7.0% cap · market cap 5.60%
Second Best
Apartment 5plus
$243.4K
$213.0K – $284.0K
NOI $17,039 @ 7.0% cap · market cap 4.87%
Theoretical Best
Office A
$378.6K
$331.3K – $441.7K
NOI $26,502 @ 7.0% cap · market cap 7.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
525
Businesses Nearby
Explore this area
Business Placement
Demographics for 95204, CA
30,719
Population
12,354
Households
2.5
Avg Household Size
37
Median Age
20%
College-Educated
84%
High-School Grad
5.3 sq mi
ZIP Area
5,796
Density / Sq Mi
$71,792
Median Household Income
$42,361
Median Earnings
$1,381
Median Rent
$358,300
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 distinct residences offer separate electric metering and flexible occupancy or leasing arrangements.
Where is this duplex located?
The property is located at 1902 N El Dorado Street Stockton, CA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Two‑unit property with separate entrances; 3‑bedroom, 2‑full‑bath primary unit; 1‑bedroom, 1‑full‑bath upper unit
