Duplex With Swimming
For Sale
$599,990
206 Lambuth Avenue, Oakdale, CA 95361
Two separate residences include private outdoor areas and a garage.
Property Size2,132 SF
Price / SF$281.42
Days on Market110
Property Features for 206 Lambuth Avenue
General Information
Standard status
Active
Size
2,132 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/2BA
Multifamily Units
2
Amenities
pool
Building Details
Year Built
1946
Listing Agency:
HomeSmart PV & Associates
(209) 620-4778
Listed By:
Christine R. Serpa · License #01425172
(209) 620-4778
Source:
Exitrealty
Added: May 13
Changed: Aug 30
Last Checked: Aug 30 at 12:52PM
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 HomeSmart PV & Associates
Investment Insights
Based on property information with market context.
This 2,132-square-foot duplex, built in 1946, provides two distinct residential units with different layouts. The first unit includes two bedrooms, one bathroom, a sizable backyard, and a one-car garage. The second offers three bedrooms and two bathrooms, along with updated kitchen and bathroom finishes.
Outdoor features include expansive yard areas, a deck, a swimming pool, and additional grass space. The property is located on Lambuth Avenue in Oakdale, California, within the city’s northwest area. The configuration supports flexible occupancy arrangements, subject to applicable requirements.
Outdoor features include expansive yard areas, a deck, a swimming pool, and additional grass space. The property is located on Lambuth Avenue in Oakdale, California, within the city’s northwest area. The configuration supports flexible occupancy arrangements, subject to applicable requirements.
Key Highlights
- 2,132‑square‑foot duplex built in 1946
- Two‑bedroom, one‑bathroom unit with backyard and one‑car garage
- Three‑bedroom, two‑bathroom unit with remodeled kitchen and 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
$28,846
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%
$576,920
$576.9K
Cap Rate 7%
$412,086
$412.1K
Cap Rate 9%
$320,511
$320.5K
Market Conditions
NOI Build-Up for 2,132 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
$42.2K $19.80/SF
− Vacancy
−$1.0K −$0.47/SF
EGI
$41.2K $19.33/SF
− OpEx
−$12.4K −$5.80/SF
NOI
$28.8K $13.53/SF
Area
Stanislaus County, CA
Vacancy
2.38%
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%
$576,920
Cap Rate 7%
$412,086
Cap Rate 9%
$320,511
Alternative Uses
Best Use
Multifamily LT 5
$412.1K
$360.6K – $480.8K
NOI $28,846 @ 7.0% cap · market cap 4.81%
Second Best
Apartment 5plus
$380.2K
$332.7K – $443.6K
NOI $26,616 @ 7.0% cap · market cap 4.44%
Theoretical Best
Office A
$990.9K
$867.1K – $1.16M
NOI $69,365 @ 7.0% cap · market cap 11.56%
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
762
Businesses Nearby
Explore this area
Business Placement
Demographics for 95361, CA
35,019
Population
12,913
Households
2.7
Avg Household Size
40
Median Age
24%
College-Educated
86%
High-School Grad
217.4 sq mi
ZIP Area
161
Density / Sq Mi
$91,381
Median Household Income
$47,508
Median Earnings
$1,496
Median Rent
$479,900
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 separate residences include private outdoor areas and a garage.
Where is this duplex located?
The property is located at 206 Lambuth Avenue Oakdale, CA.
What is the asking price?
The asking price for this property is $599,990.
What are key features of this property?
This property features: 2,132‑square‑foot duplex built in 1946; Two‑bedroom, one‑bathroom unit with backyard and one‑car garage; Three‑bedroom, two‑bathroom unit with remodeled kitchen and bathroom
