Updated Duplex with Private
For Sale
$535,000
3013 Hampshire Drive, Sacramento, CA 95821
Two two-bedroom units with separate garages, refreshed interiors, and one residence available for immediate occupancy.
Property Size1,834 SF
Price / SF$291.71
Days on Market45
Property Features for 3013 Hampshire Drive
General Information
Standard status
Active
Size
1,834 SF
Total Parking Spaces
2
Property subtype
Residential Income / Duplex
Zoning
RD-5
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
false
Ceiling Fan(s), Central, MultiUnits
Central, MultiUnits, Natural Gas
Luxury Vinyl Plank, Varies by Unit
0.0
Gas Water Heater, Insulated Water Heater, Dishwasher, Disposal, Free Standing Electric Range
Low-Flow Shower(s)
Washer/Dryer Owned, In Each Unit, Varies by Unit, Laundry Closet, Washer/Dryer Hookups
Composition
One
1
Raised, Concrete
Dual Pane Full, Window Coverings, Window Screens
Metal, Ceiling Insulation, Shingle Siding, Concrete, Frame, Wood, Wood Siding, Masonry
Uncovered Patio
Building Details
Year Built
1951
Listing Agency:
eXp Realty of California Inc.
(916) 905-2535
Listed By:
Joseph Peter Parker · License #01257844
(916) 905-2535
Source:
Compass
Added: Jul 17
Changed: Aug 29
Last Checked: Aug 29 at 8:12PM
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 eXp Realty of California Inc.
Investment Insights
Based on property information with market context.
This Sacramento duplex contains 1,834 square feet across two residences, each arranged with 2 bedrooms, 1 full bath, and a private 1-car garage. One unit is vacant and features fresh interior paint, updated trim, dual-pane windows, blinds, luxury vinyl plank flooring, quartz kitchen surfaces, a newer sink and hood, and an included stackable washer and dryer. Both residences offer newer lighting, ceiling fans in the bedrooms, central heat and air conditioning, and a wood-burning fireplace in the living room. Exterior features include a covered front porch, front yard, and private rear patio for each unit.
The property sits at 3013 Hampshire Drive in Sacramento and carries RD-5 zoning. The second residence is occupied and available for viewing by appointment. Supporting property documentation includes roof, chimney, sewer line, and termite reports for review. Built in 1951, the duplex also has composition roofing and dual-pane full windows.
The property sits at 3013 Hampshire Drive in Sacramento and carries RD-5 zoning. The second residence is occupied and available for viewing by appointment. Supporting property documentation includes roof, chimney, sewer line, and termite reports for review. Built in 1951, the duplex also has composition roofing and dual-pane full windows.
Key Highlights
- Two‑unit duplex totaling 1,834 square feet
- Each unit includes 2 bedrooms, 1 full bath, and a private 1‑car garage
- 3013 is vacant with refreshed interiors and move‑in‑ready improvements
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
$31,300
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
5.85%
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%
$626,000
$626.0K
Cap Rate 7%
$447,143
$447.1K
Cap Rate 9%
$347,778
$347.8K
Market Conditions
NOI Build-Up for 1,834 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
$47.3K $25.80/SF
− Vacancy
−$2.6K −$1.42/SF
EGI
$44.7K $24.38/SF
− OpEx
−$13.4K −$7.31/SF
NOI
$31.3K $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%
$626,000
Cap Rate 7%
$447,143
Cap Rate 9%
$347,778
Alternative Uses
Best Use
Multifamily LT 5
$447.1K
$391.3K – $521.7K
NOI $31,300 @ 7.0% cap · market cap 5.85%
Second Best
Apartment 5plus
$411.5K
$360.1K – $480.1K
NOI $28,808 @ 7.0% cap · market cap 5.38%
Theoretical Best
Specialty Retail
$492.8K
$431.2K – $575.0K
NOI $34,498 @ 7.0% cap · market cap 6.45%
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
1,413
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 - Two two-bedroom units with separate garages, refreshed interiors, and one residence available for immediate occupancy.
Where is this duplex located?
The property is located at 3013 Hampshire Drive Sacramento, CA.
What is the asking price?
The asking price for this property is $535,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,834 square feet; Each unit includes 2 bedrooms, 1 full bath, and a private 1‑car garage; 3013 is vacant with refreshed interiors and move‑in‑ready improvements
