Updated Two-Unit
For Sale
$799,950
2195 57th Street, Sacramento, CA 95817
Separate living areas include updated kitchens and private fenced yards.
Property Size1,871 SF
Days on Market79
Property Features for 2195 57th Street
General Information
Standard status
Active
Size
1,871 SF
Property subtype
Duplex
Building Details
Building Size
1,871 SF
Year Built
1938
Buildings
2
Tenancy
Multi
Listing Agency:
Coldwell Banker Realty
Listed By:
Richard Cazneaux · License #01447558
(916) 447-5900
Source:
Teamnavigate
Added: Jul 10
Changed: Sep 16
Last Checked: Sep 24 at 3:30PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Built in 1938, this duplex includes two well-maintained 2-bedroom residences on one lot. The front residence offers hardwood floors, a living room, dining area, updated kitchen with quartz countertops, stainless steel appliances, breakfast bar, indoor laundry, and a private fenced backyard with a spacious patio. The detached rear residence features an open living and dining area, natural light, a kitchen with granite countertops, stainless steel appliances, gas range, and breakfast bar, plus two bedrooms positioned away from the main living space. Its private fenced backyard includes a large patio, mature shade trees, and low-maintenance landscaping.
Property improvements include a detached one-car garage, covered carport, and additional off-street parking. Located at 2195 57th Street in Sacramento, the property is near UC Davis Medical Center, parks, restaurants, shopping, Midtown, and downtown Sacramento. The layout supports owner-occupant, multigenerational living, or rental use as described in the property information.
Property improvements include a detached one-car garage, covered carport, and additional off-street parking. Located at 2195 57th Street in Sacramento, the property is near UC Davis Medical Center, parks, restaurants, shopping, Midtown, and downtown Sacramento. The layout supports owner-occupant, multigenerational living, or rental use as described in the property information.
Key Highlights
- Two well‑maintained 2‑bedroom residences on one lot
- Front residence with hardwood floors and updated kitchen with quartz countertops
- Detached rear residence with granite countertops, stainless steel appliances, and gas range
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
$31,932
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
3.99%
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%
$638,640
$638.6K
Cap Rate 7%
$456,171
$456.2K
Cap Rate 9%
$354,800
$354.8K
Market Conditions
NOI Build-Up for 1,871 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
$48.3K $25.80/SF
− Vacancy
−$2.7K −$1.42/SF
EGI
$45.6K $24.38/SF
− OpEx
−$13.7K −$7.31/SF
NOI
$31.9K $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%
$638,640
Cap Rate 7%
$456,171
Cap Rate 9%
$354,800
Alternative Uses
Best Use
Multifamily LT 5
$456.2K
$399.2K – $532.2K
NOI $31,932 @ 7.0% cap · market cap 3.99%
Second Best
Apartment 5plus
$419.9K
$367.4K – $489.8K
NOI $29,390 @ 7.0% cap · market cap 3.67%
Theoretical Best
Specialty Retail
$502.8K
$439.9K – $586.6K
NOI $35,194 @ 7.0% cap · market cap 4.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,660
Businesses Nearby
Explore this area
Business Placement
Demographics for 95817, CA
14,270
Population
7,014
Households
2
Avg Household Size
35
Median Age
48%
College-Educated
89%
High-School Grad
2.3 sq mi
ZIP Area
6,204
Density / Sq Mi
$64,621
Median Household Income
$46,117
Median Earnings
$1,511
Median Rent
$500,700
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Separate living areas include updated kitchens and private fenced yards.
Where is this duplex located?
The property is located at 2195 57th Street Sacramento, CA.
What is the asking price?
The asking price for this property is $799,950.
What are key features of this property?
This property features: Two well‑maintained 2‑bedroom residences on one lot; Front residence with hardwood floors and updated kitchen with quartz countertops; Detached rear residence with granite countertops, stainless steel appliances, and gas range
