Remodeled Duplex with Fenced
For Sale
$615,000
Pending
2732 El Caprice Drive, Rancho Cordova, CA 95670
Two-unit property with one remodeled residence and large fenced backyards.
Property Size2,418 SF
Days on Market86
Property Features for 2732 El Caprice Drive
General Information
Standard status
Pending
Size
2,418 SF
Property subtype
Duplex
Units
Unit Mix
3 bed/2 bath, 2 bed/2 bath
Multifamily Units
2
Additional Details
Public Transit
Yes
Building Details
Building Size
2,418 SF
Year Built
1980
Listing Agency:
Evergreen Property Services
(916) 337-0972
Listed By:
Susan Deguara · License #01729115
Source:
Teamnavigate
Added: Jun 6
Changed: Aug 14
Last Checked: Aug 13 at 11:04AM
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 Evergreen Property Services
Investment Insights
Based on property information with market context.
This duplex, built in 1980, includes one three-bedroom, two-bath unit and one two-bedroom, two-bath unit. The three-bedroom residence is vacant and received a contemporary renovation in 2022, along with a replacement water heater in 2025. The second unit has a long-term occupant, a recently installed HVAC system, and a permitted additional room that can serve as office, exercise, or supplemental living space. Both residences feature generously sized rooms and fenced backyards.
The property is near transit options, the Folsom Lake College Extension, shopping, and dining. A recent clear pest inspection is also in place.
The property is near transit options, the Folsom Lake College Extension, shopping, and dining. A recent clear pest inspection is also in place.
Key Highlights
- Duplex with 3 bed/2 bath and 2 bed/2 bath unit mix
- Vacant unit remodeled in 2022
- New water heater installed in 2025
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
$35,148
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
5.72%
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%
$702,960
$703.0K
Cap Rate 7%
$502,114
$502.1K
Cap Rate 9%
$390,533
$390.5K
Market Conditions
NOI Build-Up for 2,418 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
$53.7K $22.20/SF
− Vacancy
−$3.5K −$1.43/SF
EGI
$50.2K $20.77/SF
− OpEx
−$15.1K −$6.23/SF
NOI
$35.1K $14.54/SF
Area
Sacramento County, CA
Vacancy
6.46%
Lease Rate
$22.20 /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%
$702,960
Cap Rate 7%
$502,114
Cap Rate 9%
$390,533
Alternative Uses
Best Use
Multifamily LT 5
$502.1K
$439.4K – $585.8K
NOI $35,148 @ 7.0% cap · market cap 5.72%
Second Best
Apartment 5plus
$461.1K
$403.5K – $537.9K
NOI $32,276 @ 7.0% cap · market cap 5.25%
Theoretical Best
Office A
$644.2K
$563.7K – $751.5K
NOI $45,092 @ 7.0% cap · market cap 7.33%
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
501
Businesses Nearby
Explore this area
Business Placement
Demographics for 95670, CA
57,988
Population
22,779
Households
2.5
Avg Household Size
38
Median Age
32%
College-Educated
89%
High-School Grad
12.9 sq mi
ZIP Area
4,495
Density / Sq Mi
$90,414
Median Household Income
$47,271
Median Earnings
$1,693
Median Rent
$463,100
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with one remodeled residence and large fenced backyards.
Where is this duplex located?
The property is located at 2732 El Caprice Drive Rancho Cordova, CA.
What is the asking price?
The asking price for this property is $615,000.
What are key features of this property?
This property features: Duplex with 3 bed/2 bath and 2 bed/2 bath unit mix; Vacant unit remodeled in 2022; New water heater installed in 2025
