Modern Duplex with Enclosed
New
For Sale
$949,000
2020 Rice Alley, Sacramento, CA 95811
Flexible residential income property with separate entries, dual kitchens, private outdoor areas, and controlled parking access.
Property Size2,060 SF
Price / SF$460.68
Days on Market2
Property Features for 2020 Rice Alley
General Information
Standard status
Active
Size
2,060 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Additional Details
Public Transit
Yes
Building Details
Year Built
2017
Listing Agency:
Exp Realty Of California Inc.
(916) 622-5341
Listed By:
Inspired Real Estate Group Inc
(916) 622-5341
Source:
Inspiredrealestategroup
Added: Aug 30
Changed: Aug 31
Last Checked: Aug 31 at 8:23AM
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 Exp Realty Of California Inc.
Investment Insights
Based on property information with market context.
Built in 2017, this 2,060-square-foot duplex offers a contemporary layout that can also function as a single residence with a separate guest area. The design includes two distinct entries, separate kitchens and living areas, laundry spaces, and outdoor entertaining areas. Floor-to-ceiling windows bring in natural light and frame skyline views, while an exposed cinder block wall adds architectural character.
The property includes secured access through a gated driveway, one parking spot, and an enclosed garage. Its Midtown Sacramento setting places coffee shops, groceries, restaurants, nightlife, and transit within a walkable urban environment.
The property includes secured access through a gated driveway, one parking spot, and an enclosed garage. Its Midtown Sacramento setting places coffee shops, groceries, restaurants, nightlife, and transit within a walkable urban environment.
Key Highlights
- 2,060‑square‑foot duplex built in 2017
- Two separate entries with distinct kitchens and living areas
- Flexible configuration for duplex use or single residence with guest area
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
$35,157
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
3.70%
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%
$703,140
$703.1K
Cap Rate 7%
$502,243
$502.2K
Cap Rate 9%
$390,633
$390.6K
Market Conditions
NOI Build-Up for 2,060 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
$53.1K $25.80/SF
− Vacancy
−$2.9K −$1.42/SF
EGI
$50.2K $24.38/SF
− OpEx
−$15.1K −$7.31/SF
NOI
$35.2K $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%
$703,140
Cap Rate 7%
$502,243
Cap Rate 9%
$390,633
Alternative Uses
Best Use
Multifamily LT 5
$502.2K
$439.5K – $586.0K
NOI $35,157 @ 7.0% cap · market cap 3.70%
Second Best
Apartment 5plus
$462.3K
$404.5K – $539.3K
NOI $32,358 @ 7.0% cap · market cap 3.41%
Theoretical Best
Specialty Retail
$553.6K
$484.4K – $645.8K
NOI $38,749 @ 7.0% cap · market cap 4.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
856
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 - Flexible residential income property with separate entries, dual kitchens, private outdoor areas, and controlled parking access.
Where is this duplex located?
The property is located at 2020 Rice Alley Sacramento, CA.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: 2,060‑square‑foot duplex built in 2017; Two separate entries with distinct kitchens and living areas; Flexible configuration for duplex use or single residence with guest area
