Two-Bedroom
New
For Sale
$397,000
2717 Hoffman Woods Lane, Carmichael, CA 95608
Updated multifamily residence with a covered patio and refreshed interior and exterior finishes.
Property Size1,591 SF
Price / SF$249.53
Days on Market4
Property Features for 2717 Hoffman Woods Lane
General Information
Standard status
Active
Size
1,591 SF
Property subtype
Multi Family
Amenities
covered patio
Building Details
Year Built
1990
Listing Agency:
Security Pacific Real Estate
(916) 844-8509
Listed By:
Cindy S. Christman · License #01937244
(916) 844-8509
Source:
Exitrealty
Added: Aug 18
Changed: Aug 20
Last Checked: Aug 21 at 4:22AM
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 Security Pacific Real Estate
Investment Insights
Based on property information with market context.
This multifamily half-plex offers 1,591 square feet with two bedrooms and two-and-a-half bathrooms. The residence includes a covered patio, while recent interior and exterior paint provides an updated finish throughout the property. Built in 1990, the home is located at 2717 Hoffman Woods Lane in Carmichael, California.
The property’s half-plex configuration and residential layout provide a defined income-property format within the local housing market. Its combination of bedroom capacity, multiple bathrooms, outdoor covered space, and refreshed paint creates a practical residential offering for an owner or investor evaluating multifamily housing.
The property’s half-plex configuration and residential layout provide a defined income-property format within the local housing market. Its combination of bedroom capacity, multiple bathrooms, outdoor covered space, and refreshed paint creates a practical residential offering for an owner or investor evaluating multifamily housing.
Key Highlights
- Half‑plex configuration with 1,591 square feet
- Two bedrooms and 2.5 bathrooms
- Covered patio included
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
$21,237
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
5.35%
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%
$424,740
$424.7K
Cap Rate 7%
$303,386
$303.4K
Cap Rate 9%
$235,967
$236.0K
Market Conditions
NOI Build-Up for 1,591 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
$41.4K $26.04/SF
− Vacancy
−$2.8K −$1.77/SF
EGI
$38.6K $24.27/SF
− OpEx
−$17.4K −$10.92/SF
NOI
$21.2K $13.35/SF
Area
Sacramento County, CA
Vacancy
6.80%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$424,740
Cap Rate 7%
$303,386
Cap Rate 9%
$235,967
Alternative Uses
Best Use
Apartment 5plus
$303.4K
$265.5K – $354.0K
NOI $21,237 @ 7.0% cap · market cap 5.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$423.8K
$370.9K – $494.5K
NOI $29,669 @ 7.0% cap · market cap 7.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
685
Businesses Nearby
Explore this area
Business Placement
Demographics for 95608, CA
65,367
Population
27,312
Households
2.4
Avg Household Size
43
Median Age
36%
College-Educated
92%
High-School Grad
13.2 sq mi
ZIP Area
4,952
Density / Sq Mi
$83,638
Median Household Income
$45,625
Median Earnings
$1,549
Median Rent
$565,600
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?
Multifamily property - Updated multifamily residence with a covered patio and refreshed interior and exterior finishes.
Where is this multifamily property located?
The property is located at 2717 Hoffman Woods Lane Carmichael, CA.
What is the asking price?
The asking price for this property is $397,000.
What are key features of this property?
This property features: Half‑plex configuration with 1,591 square feet; Two bedrooms and 2.5 bathrooms; Covered patio included
