Custom Duplex with
For Sale
$1,065,000
2 Dumfries Court, Sacramento, CA 95831
Two architect-designed residences offer distinct layouts, private garages, updated interiors, and landscaped outdoor spaces.
Property Size3,765 SF
Price / SF$282.87
Days on Market9
Property Features for 2 Dumfries Court
General Information
Standard status
Active
Size
3,765 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/2.5BA
Multifamily Units
2
Amenities
indoor atrium
pool
wood shutters
low-maintenance patio
landscaping with sprinklers
rock fireplaces
Building Details
Year Built
1980
Construction
modern
Listing Agency:
Lpt Realty, Inc
(916) 622-5341
Listed By:
Inspired Real Estate Group Inc · License #01270375
(916) 622-5341
Source:
Inspiredrealestategroup
Added: Aug 23
Changed: Aug 29
Last Checked: Aug 30 at 4:30PM
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 Lpt Realty, Inc
Investment Insights
Based on property information with market context.
This duplex comprises two custom residences by architect-builder Faszer. The single-story Dumfries side includes three bedrooms and two bathrooms, an indoor atrium, a resurfaced built-in pool, spacious rooms, a three-car garage, extensive storage, and a climate-controlled garage room suitable for storage or future conversion to a bathroom. The two-story Eider side provides two bedrooms, two-and-a-half bathrooms, a two-car garage, and a low-maintenance patio.
Recent work includes LVP flooring, appliances, refreshed cabinetry, interior and exterior paint, updated lighting, mirrors, switches, outlets, resurfaced walls and ceilings, and renewed grout. Both residences have roofs from 2020, HVAC systems from 2023, and water heaters from 2023 and 2019. Pool solar was installed in 2020. Landscaping includes sprinklers and rock fireplaces.
The property is located at 2 Dumfries Court in Sacramento’s Greenhaven/Pocket area, within the Genevieve Didion School boundaries. It sits a few homes from the Sacramento River, with nearby opportunities for walking, biking, jogging, and sunset views. Its corner position within an interior cul-de-sac provides a quiet residential setting.
Recent work includes LVP flooring, appliances, refreshed cabinetry, interior and exterior paint, updated lighting, mirrors, switches, outlets, resurfaced walls and ceilings, and renewed grout. Both residences have roofs from 2020, HVAC systems from 2023, and water heaters from 2023 and 2019. Pool solar was installed in 2020. Landscaping includes sprinklers and rock fireplaces.
The property is located at 2 Dumfries Court in Sacramento’s Greenhaven/Pocket area, within the Genevieve Didion School boundaries. It sits a few homes from the Sacramento River, with nearby opportunities for walking, biking, jogging, and sunset views. Its corner position within an interior cul-de-sac provides a quiet residential setting.
Key Highlights
- Two custom homes configured as one duplex, with 3/2 and 2/2.5 layouts
- Dumfries side includes an indoor atrium, built‑in pool, and 3‑car garage
- Eider side offers a 2‑story layout, 2‑car garage, and low‑maintenance patio
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
$61,462
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
5.77%
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%
$1,229,240
$1.2M
Cap Rate 7%
$878,029
$878.0K
Cap Rate 9%
$682,911
$682.9K
Market Conditions
NOI Build-Up for 3,765 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
$92.6K $24.60/SF
− Vacancy
−$4.8K −$1.28/SF
EGI
$87.8K $23.32/SF
− OpEx
−$26.3K −$7.00/SF
NOI
$61.5K $16.32/SF
Area
ZIP 95831
Vacancy
5.20%
Lease Rate
$24.60 /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%
$1,229,240
Cap Rate 7%
$878,029
Cap Rate 9%
$682,911
Alternative Uses
Best Use
Multifamily LT 5
$878.0K
$768.3K – $1.02M
NOI $61,462 @ 7.0% cap · market cap 5.77%
Second Best
Apartment 5plus
$789.9K
$691.2K – $921.6K
NOI $55,293 @ 7.0% cap · market cap 5.19%
Theoretical Best
Hotel Hospitality
$29.34M
$25.68M – $34.23M
NOI $2,054,089 @ 7.0% cap · market cap 192.87%
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
61
Businesses Nearby
Explore this area
Business Placement
Demographics for 95831, CA
43,099
Population
20,261
Households
2.1
Avg Household Size
45
Median Age
51%
College-Educated
95%
High-School Grad
7.0 sq mi
ZIP Area
6,157
Density / Sq Mi
$96,509
Median Household Income
$58,726
Median Earnings
$1,864
Median Rent
$619,800
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 architect-designed residences offer distinct layouts, private garages, updated interiors, and landscaped outdoor spaces.
Where is this duplex located?
The property is located at 2 Dumfries Court Sacramento, CA.
What is the asking price?
The asking price for this property is $1,065,000.
What are key features of this property?
This property features: Two custom homes configured as one duplex, with 3/2 and 2/2.5 layouts; Dumfries side includes an indoor atrium, built‑in pool, and 3‑car garage; Eider side offers a 2‑story layout, 2‑car garage, and low‑maintenance patio
