Two-Unit Duplex with
For Sale
$475,000
2823 Sweet Way, Sacramento, CA 95821
Occupied duplex with fenced outdoor space, updated mechanical features, and appliances included for both residences.
Property Size1,884 SF
Days on Market29
Property Features for 2823 Sweet Way
General Information
Standard status
Active
Size
1,884 SF
Property subtype
Duplex
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
fenced backyard
garage
refrigerator
washer
dryer
central heat and air
double ovens
induction cooktops
dual pane windows
window coverings
tankless water heaters
Building Details
Building Size
1,884 SF
Year Built
1959
Listing Agency:
Re/Max Gold Fair Oaks
(916) 342-1282
Listed By:
Mary Grebitus · License #01483498
Source:
Teamnavigate
Added: Aug 3
Changed: Aug 20
Last Checked: Aug 30 at 11:54PM
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 Re/Max Gold Fair Oaks
Investment Insights
Based on property information with market context.
This duplex, built in 1959, contains two separately occupied residences. Each unit offers two bedrooms, one bathroom, a fenced backyard, and a one-car garage. Appliances conveying with both units include a refrigerator, washer, dryer, double ovens, and induction cooktops. Central heat and air, tankless water heaters, window coverings, and dual-pane windows are also provided, with a few single-pane windows remaining.
The property is located at 2823 Sweet Way in Sacramento, California. Unit 2823 is leased through February 28, 2026, while Unit 2825 is occupied on a month-to-month basis. Available due diligence includes home, pest, roof, and sewer inspections, along with disclosures, estoppel certificates, and a record of recent repairs. Listing photographs were captured before the current tenancy.
The property is located at 2823 Sweet Way in Sacramento, California. Unit 2823 is leased through February 28, 2026, while Unit 2825 is occupied on a month-to-month basis. Available due diligence includes home, pest, roof, and sewer inspections, along with disclosures, estoppel certificates, and a record of recent repairs. Listing photographs were captured before the current tenancy.
Key Highlights
- Two‑unit duplex with each residence offering 2 bedrooms, 1 bathroom, and a one‑car garage
- Each unit includes a fenced backyard and central heat and air
- Refrigerator, washer, dryer, double ovens, and induction cooktops convey with both units
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
$32,154
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
6.77%
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%
$643,080
$643.1K
Cap Rate 7%
$459,343
$459.3K
Cap Rate 9%
$357,267
$357.3K
Market Conditions
NOI Build-Up for 1,884 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
$48.6K $25.80/SF
− Vacancy
−$2.7K −$1.42/SF
EGI
$45.9K $24.38/SF
− OpEx
−$13.8K −$7.31/SF
NOI
$32.2K $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%
$643,080
Cap Rate 7%
$459,343
Cap Rate 9%
$357,267
Alternative Uses
Best Use
Multifamily LT 5
$459.3K
$401.9K – $535.9K
NOI $32,154 @ 7.0% cap · market cap 6.77%
Second Best
Apartment 5plus
$422.8K
$369.9K – $493.2K
NOI $29,594 @ 7.0% cap · market cap 6.23%
Theoretical Best
Specialty Retail
$506.3K
$443.0K – $590.6K
NOI $35,438 @ 7.0% cap · market cap 7.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,201
Businesses Nearby
Explore this area
Business Placement
Demographics for 95821, CA
39,310
Population
16,403
Households
2.4
Avg Household Size
37
Median Age
28%
College-Educated
87%
High-School Grad
7.1 sq mi
ZIP Area
5,537
Density / Sq Mi
$58,331
Median Household Income
$41,630
Median Earnings
$1,342
Median Rent
$470,900
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 - Occupied duplex with fenced outdoor space, updated mechanical features, and appliances included for both residences.
Where is this duplex located?
The property is located at 2823 Sweet Way Sacramento, CA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Two‑unit duplex with each residence offering 2 bedrooms, 1 bathroom, and a one‑car garage; Each unit includes a fenced backyard and central heat and air; Refrigerator, washer, dryer, double ovens, and induction cooktops convey with both units
