Duplex With Detached
For Sale
$1,089,999
1923 21st Street, Sacramento, CA 95811
Two residences offer private fenced yards, separate garages, and alley access near Sacramento’s R Street Corridor.
Property Size2,628 SF
Lot Size0.18 Acres
Price / SF$414.76
Days on Market54
Property Features for 1923 21st Street
General Information
Standard status
Active
Size
2,628 SF
Total Parking Spaces
4
Lot size
0.18 Acres
Property subtype
Multi Family
Units
Unit Mix
1 x 3BD/2BA, 1 x 2BD/1BA
Multifamily Units
2
Amenities
private fenced yards
Building Details
Year Built
1933
Listing Agency:
Sutter Properties
(916) 205-5215
Listed By:
Kyle M. Navarro · License #01914645
(916) 205-5215
Source:
Exitrealty
Added: Jul 9
Changed: Aug 30
Last Checked: Aug 31 at 1:48PM
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 Sutter Properties
Investment Insights
Based on property information with market context.
This 1933-built duplex contains two separately configured residences: one with three bedrooms and two bathrooms, and another with two bedrooms and one bathroom. Each unit includes a private fenced yard, while the property also provides detached two-car garages and access from the alley. The building encompasses 2,628 square feet on a 7,841-square-foot lot.
The property is located near Sacramento’s R Street Corridor, Tower 24, Ice Blocks, restaurants, coffee shops, breweries, and entertainment venues. Public remarks identify possible future additions such as ADUs, garage conversion, or other residential development, with any such work subject to City of Sacramento approval and buyer verification.
The property is located near Sacramento’s R Street Corridor, Tower 24, Ice Blocks, restaurants, coffee shops, breweries, and entertainment venues. Public remarks identify possible future additions such as ADUs, garage conversion, or other residential development, with any such work subject to City of Sacramento approval and buyer verification.
Key Highlights
- Two‑unit property with 3BD/2BA and 2BD/1BA residences
- 2,628 square feet on a 7,841‑square‑foot lot
- Each unit has a private fenced yard
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
$44,851
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
4.11%
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%
$897,020
$897.0K
Cap Rate 7%
$640,729
$640.7K
Cap Rate 9%
$498,344
$498.3K
Market Conditions
NOI Build-Up for 2,628 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
$67.8K $25.80/SF
− Vacancy
−$3.7K −$1.42/SF
EGI
$64.1K $24.38/SF
− OpEx
−$19.2K −$7.31/SF
NOI
$44.9K $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%
$897,020
Cap Rate 7%
$640,729
Cap Rate 9%
$498,344
Alternative Uses
Best Use
Multifamily LT 5
$640.7K
$560.6K – $747.5K
NOI $44,851 @ 7.0% cap · market cap 4.11%
Second Best
Apartment 5plus
$589.7K
$516.0K – $688.0K
NOI $41,281 @ 7.0% cap · market cap 3.79%
Theoretical Best
Specialty Retail
$706.2K
$617.9K – $823.9K
NOI $49,433 @ 7.0% cap · market cap 4.54%
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
3,340
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 residences offer private fenced yards, separate garages, and alley access near Sacramento’s R Street Corridor.
Where is this duplex located?
The property is located at 1923 21st Street Sacramento, CA.
What is the asking price?
The asking price for this property is $1,089,999.
What are key features of this property?
This property features: Two‑unit property with 3BD/2BA and 2BD/1BA residences; 2,628 square feet on a 7,841‑square‑foot lot; Each unit has a private fenced yard
