Duplex with Gated
For Sale
Under Contract
$739,000
20 Gonda ST, Royal Oaks, CA 95076
MULTI_FAMILY - ROYAL OAKS, CA
Property Size1,645 SF
Lot Size0.12 Acres
Price / SF$449.24
Days on Market34
Property Features for 20 Gonda ST
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
HDR20
Bedrooms
5
Rooms
Bedroom 1, Bedroom 4, Bedroom 5, Bedroom 3, Bedroom 2
Parking
6
Parking features
Off Street
Subdivision
Hall Road, Las Lomas, Aromas
Standard status
Active Under Contract
Size
1,645 SF
Lot size
0.12 Acres
Utilities
Heating system
None (Heating)
Water source
Public
Building Details
Year built
1926
Number of units
2
Flooring type
Tile
Roof type
Composition
Listing Agency:
Bailey Properties
(831) 688-7434
Listed By:
Cat Rathbun · License #02139427
(831) 588-0816
Added: Jul 9
Changed: Aug 4
Last Checked: Aug 11 at 4:06PM
MLS# ML82040930
Copyright © 2026 MLS Listings, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex investment property offers separate front and back living areas, including a 3-bedroom, 1-bath home in front and an additional building with garage/storage in the rear. The property includes gated yards with privacy and mature avocado trees, along with off-street parking. One unit is described as newer and shows nicely, and the ownership statement notes 0% vacancy for many years.
The property is located at 20 Gonda St in Royal Oaks, CA 95076. The lot size is 0.12 acres, and the building area is listed as 1,645 square feet. Zoning is HDR20. Utilities include public water, and the roof is listed as composition.
Interior details include tile flooring, and heating is listed as none. Built in 1926, the property supports an income-focused layout with distinct front and rear structures and garage/storage space.
The property is located at 20 Gonda St in Royal Oaks, CA 95076. The lot size is 0.12 acres, and the building area is listed as 1,645 square feet. Zoning is HDR20. Utilities include public water, and the roof is listed as composition.
Interior details include tile flooring, and heating is listed as none. Built in 1926, the property supports an income-focused layout with distinct front and rear structures and garage/storage space.
Key Highlights
- Gated yards with privacy and mature avocado trees
- Front unit: 3‑bedroom, 1‑bath home; rear building plus garage/storage
- 0% vacancy for many years
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
$28,732
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
3.89%
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%
$574,640
$574.6K
Cap Rate 7%
$410,457
$410.5K
Cap Rate 9%
$319,244
$319.2K
Market Conditions
NOI Build-Up for 1,645 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
$42.0K $25.56/SF
− Vacancy
−$1.0K −$0.61/SF
EGI
$41.0K $24.95/SF
− OpEx
−$12.3K −$7.49/SF
NOI
$28.7K $17.47/SF
Area
Monterey County, CA
Vacancy
2.38%
Lease Rate
$25.56 /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%
$574,640
Cap Rate 7%
$410,457
Cap Rate 9%
$319,244
Alternative Uses
Best Use
Multifamily LT 5
$410.5K
$359.2K – $478.9K
NOI $28,732 @ 7.0% cap · market cap 3.89%
Second Best
Apartment 5plus
$378.1K
$330.8K – $441.1K
NOI $26,464 @ 7.0% cap · market cap 3.58%
Theoretical Best
Specialty Retail
$628.1K
$549.6K – $732.8K
NOI $43,968 @ 7.0% cap · market cap 5.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
309
Businesses Nearby
Explore this area
Business Placement
Demographics for 95076, CA
84,433
Population
26,488
Households
3.2
Avg Household Size
35
Median Age
19%
College-Educated
72%
High-School Grad
135.1 sq mi
ZIP Area
625
Density / Sq Mi
$86,685
Median Household Income
$36,077
Median Earnings
$1,851
Median Rent
$767,200
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 - Duplex on a gated property with mature avocado trees, off-street parking, and a 0% vacancy history.
Where is this duplex located?
The property is located at 20 Gonda ST Royal Oaks, CA.
What is the asking price?
The asking price for this property is $739,000.
What are key features of this property?
This property features: Gated yards with privacy and mature avocado trees; Front unit: 3‑bedroom, 1‑bath home; rear building plus garage/storage; 0% vacancy for many years
