New Duplex With Separate
For Sale
$625,500
2-929 W 6th St, Merced, CA 95341
Two newly built residences include a four-bedroom main home and separate one-bedroom ADU.
Property Size2,298 SF
Price / SF$272.19
Days on Market47
Property Features for 2-929 W 6th St
General Information
Standard status
Active
Size
2,298 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 4BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
solar panel system
energy efficient appliances
Listing Agency:
American Discount Realty Services Inc
(559) 901-6330
Listed By:
Carlos Quintero · License #01309210
(559) 901-6330
Source:
Exprealty
Added: Jul 6
Changed: Aug 21
Last Checked: Aug 21 at 9:15AM
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 American Discount Realty Services Inc
Investment Insights
Based on property information with market context.
This newly constructed duplex property contains 2298 square feet across two separate residences. The primary home offers four bedrooms and two bathrooms, along with energy-efficient appliances. A detached ADU adds a private one-bedroom, one-bathroom layout that can provide additional residential space or accommodate a home office.
Both residences include fully owned solar panel systems, supporting reduced utility consumption. The property is located near the University of California, Merced and shopping centers, providing convenient access to those nearby destinations.
Both residences include fully owned solar panel systems, supporting reduced utility consumption. The property is located near the University of California, Merced and shopping centers, providing convenient access to those nearby destinations.
Key Highlights
- 2298 square feet across two newly constructed residences
- Main residence includes 4 bedrooms and 2 bathrooms
- Separate ADU provides 1 bedroom and 1 bathroom
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
$30,099
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
4.81%
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%
$601,980
$602.0K
Cap Rate 7%
$429,986
$430.0K
Cap Rate 9%
$334,433
$334.4K
Market Conditions
NOI Build-Up for 2,298 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
$45.5K $19.80/SF
− Vacancy
−$2.5K −$1.09/SF
EGI
$43.0K $18.71/SF
− OpEx
−$12.9K −$5.61/SF
NOI
$30.1K $13.10/SF
Area
Merced County, CA
Vacancy
5.50%
Lease Rate
$19.80 /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%
$601,980
Cap Rate 7%
$429,986
Cap Rate 9%
$334,433
Alternative Uses
Best Use
Multifamily LT 5
$430.0K
$376.2K – $501.7K
NOI $30,099 @ 7.0% cap · market cap 4.81%
Second Best
Apartment 5plus
$399.3K
$349.4K – $465.9K
NOI $27,952 @ 7.0% cap · market cap 4.47%
Theoretical Best
Healthcare Medical
$507.0K
$443.6K – $591.5K
NOI $35,490 @ 7.0% cap · market cap 5.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
588
Businesses Nearby
Explore this area
Business Placement
Demographics for 95341, CA
33,194
Population
9,331
Households
3.6
Avg Household Size
29
Median Age
8%
College-Educated
63%
High-School Grad
146.8 sq mi
ZIP Area
226
Density / Sq Mi
$55,516
Median Household Income
$32,184
Median Earnings
$1,172
Median Rent
$295,300
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 newly built residences include a four-bedroom main home and separate one-bedroom ADU.
Where is this duplex located?
The property is located at 2-929 W 6th St Merced, CA.
What is the asking price?
The asking price for this property is $625,500.
What are key features of this property?
This property features: 2298 square feet across two newly constructed residences; Main residence includes 4 bedrooms and 2 bathrooms; Separate ADU provides 1 bedroom and 1 bathroom
