Duplex with Storage
For Sale
$299,000
2823 Blair Road, Pollock Pines, CA 95726
Each side includes a full kitchen and dedicated outdoor storage.
Property Size1,144 SF
Price / SF$261.36
Days on Market100
Property Features for 2823 Blair Road
General Information
Standard status
Active
Size
1,144 SF
Property subtype
Multi Family
Zoning
Multi Family 2-3 units
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
storage shed
Building Details
Year Built
1960
Listing Agency:
Century 21 Select Real Estate
(530) 306-7661
Listed By:
Julie D. Clark · License #01246556
(530) 306-7661
Source:
Exitrealty
Added: May 23
Changed: Aug 30
Last Checked: Aug 30 at 1:35PM
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 Century 21 Select Real Estate
Investment Insights
Based on property information with market context.
This 1,144-square-foot duplex was built in 1960 and contains two one-bedroom, one-bath units. Both units include full kitchens, and each has its own storage shed. Unit 2 is currently rented.
The property is located at 2823 Blair Road in Pollock Pines, with Highway 50 described as only minutes away. Zoning is identified as Multi Family 2-3 units. The property also includes a large lot and plenty of parking.
The property is located at 2823 Blair Road in Pollock Pines, with Highway 50 described as only minutes away. Zoning is identified as Multi Family 2-3 units. The property also includes a large lot and plenty of parking.
Key Highlights
- Two‑unit duplex totaling 1,144 square feet
- Each unit has 1 bedroom, 1 bath, and a full kitchen
- Separate storage shed provided for each unit
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
$19,012
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
6.36%
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%
$380,240
$380.2K
Cap Rate 7%
$271,600
$271.6K
Cap Rate 9%
$211,244
$211.2K
Market Conditions
NOI Build-Up for 1,144 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
$28.8K $25.20/SF
− Vacancy
−$1.7K −$1.46/SF
EGI
$27.2K $23.74/SF
− OpEx
−$8.1K −$7.12/SF
NOI
$19.0K $16.62/SF
Area
El Dorado County, CA
Vacancy
5.79%
Lease Rate
$25.20 /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%
$380,240
Cap Rate 7%
$271,600
Cap Rate 9%
$211,244
Alternative Uses
Best Use
Multifamily LT 5
$271.6K
$237.7K – $316.9K
NOI $19,012 @ 7.0% cap · market cap 6.36%
Second Best
Apartment 5plus
$243.1K
$212.7K – $283.6K
NOI $17,016 @ 7.0% cap · market cap 5.69%
Theoretical Best
Specialty Retail
$409.0K
$357.9K – $477.2K
NOI $28,630 @ 7.0% cap · market cap 9.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
Explore this area
Business Placement
Demographics for 95726, CA
8,985
Population
4,586
Households
2
Avg Household Size
49
Median Age
23%
College-Educated
92%
High-School Grad
143.0 sq mi
ZIP Area
63
Density / Sq Mi
$95,125
Median Household Income
$62,371
Median Earnings
$1,099
Median Rent
$401,200
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 - Each side includes a full kitchen and dedicated outdoor storage.
Where is this duplex located?
The property is located at 2823 Blair Road Pollock Pines, CA.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,144 square feet; Each unit has 1 bedroom, 1 bath, and a full kitchen; Separate storage shed provided for each unit
