Historic Craftsman
New
For Sale
$735,000
1913 20th Street, Sacramento, CA 95811
Two separately configured residences include a three-bedroom lower unit and a two-bedroom upper unit.
Property Size2,100 SF
Price / SF$350
Days on Market7
Property Features for 1913 20th Street
General Information
Standard status
Active
Size
2,100 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 3BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Public Transit
Yes
Amenities
workshop
greenhouse
Building Details
Year Built
1920
Construction
Craftsman
Listing Agency:
GUIDE Real Estate
(916) 893-2138
Listed By:
Aleta L. Sage · License #02052092
(916) 893-2138
Source:
Exitrealty
Added: Aug 25
Changed: Aug 30
Last Checked: Aug 30 at 8:53PM
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 GUIDE Real Estate
Investment Insights
Based on property information with market context.
Built in 1920, this Craftsman-style duplex contains two residential units with approximately 1,000 square feet each. The lower residence has three bedrooms and one full bathroom, while the upper residence provides two bedrooms and one full bathroom. The property retains early-1900s doors and finishes, wood flooring, handcrafted stained-glass details, a workshop, and a greenhouse.
The duplex is positioned at 1913 20th Street in Sacramento’s midtown area, within steps of grocery stores, cafes, restaurants, bars, shopping, art galleries, the R Street Corridor, The Ice Blocks, Target, and light rail. Its two-unit configuration supports owner occupancy with rental income from the other residence, multigenerational living, or separate residential use.
The duplex is positioned at 1913 20th Street in Sacramento’s midtown area, within steps of grocery stores, cafes, restaurants, bars, shopping, art galleries, the R Street Corridor, The Ice Blocks, Target, and light rail. Its two-unit configuration supports owner occupancy with rental income from the other residence, multigenerational living, or separate residential use.
Key Highlights
- Two‑unit duplex built in 1920
- Lower unit offers 3 bedrooms and 1 full bath
- Upper unit includes 2 bedrooms and 1 full bath
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
$35,840
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
4.88%
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%
$716,800
$716.8K
Cap Rate 7%
$512,000
$512.0K
Cap Rate 9%
$398,222
$398.2K
Market Conditions
NOI Build-Up for 2,100 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
$54.2K $25.80/SF
− Vacancy
−$3.0K −$1.42/SF
EGI
$51.2K $24.38/SF
− OpEx
−$15.4K −$7.31/SF
NOI
$35.8K $17.07/SF
Area
Sacramento, CA
Vacancy
5.50%
Lease Rate
$25.80 /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%
$716,800
Cap Rate 7%
$512,000
Cap Rate 9%
$398,222
Alternative Uses
Best Use
Multifamily LT 5
$512.0K
$448.0K – $597.3K
NOI $35,840 @ 7.0% cap · market cap 4.88%
Second Best
Apartment 5plus
$471.2K
$412.3K – $549.8K
NOI $32,987 @ 7.0% cap · market cap 4.49%
Theoretical Best
Specialty Retail
$564.3K
$493.8K – $658.4K
NOI $39,501 @ 7.0% cap · market cap 5.37%
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
3,962
Businesses Nearby
Explore this area
Business Placement
Demographics for 95811, CA
12,463
Population
5,085
Households
2.5
Avg Household Size
37
Median Age
54%
College-Educated
93%
High-School Grad
2.3 sq mi
ZIP Area
5,419
Density / Sq Mi
$77,760
Median Household Income
$59,641
Median Earnings
$1,564
Median Rent
$707,900
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 separately configured residences include a three-bedroom lower unit and a two-bedroom upper unit.
Where is this duplex located?
The property is located at 1913 20th Street Sacramento, CA.
What is the asking price?
The asking price for this property is $735,000.
What are key features of this property?
This property features: Two‑unit duplex built in 1920; Lower unit offers 3 bedrooms and 1 full bath; Upper unit includes 2 bedrooms and 1 full bath
