Updated Duplex with Separate
For Sale
$499,000
3534 20Th Ave, Sacramento, CA 95820
Two-level duplex with refreshed interiors, two kitchens, and a substantial backyard in an established Sacramento neighborhood.
Property Size1,873 SF
Lot Size0.10 Acres
Price / SF$266.42
Days on Market42
Property Features for 3534 20Th Ave
General Information
Standard status
Active
Size
1,873 SF
Lot size
0.10 Acres
Property subtype
Multi Family
Occupancy
100%
Financials
Gross Income
$34,080
Average Monthly Rent
$1,420
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
3 bed / 1.25 bath, 2 bed / 1 bath
Multifamily Units
2
Building Details
Year Built
1923
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Excel Realty
(510) 378-7474
Listed By:
Major Gill · License #01506201
(510) 378-7474
Source:
Exitrealty
Added: Jul 21
Changed: Aug 31
Last Checked: Aug 30 at 1:39PM
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 Excel Realty
Investment Insights
Based on property information with market context.
This duplex offers 1,873 square feet of living space on a 4,356-square-foot lot, with a downstairs three-bedroom layout and a separate upstairs two-bedroom unit. Each residence has its own kitchen, while recent improvements include updated bathrooms, new carpet, tile and vinyl flooring, fresh interior and exterior paint, and a new roof. Separate PG&E meters support distinct utility management for the units.
The property is located at 3534 20th Ave in Sacramento, with access to schools, parks, shopping, dining, public transportation, and major freeways. A sizable backyard provides additional outdoor space and accommodates gardening or play-area use as described in the property information. Built in 1923, the duplex combines established construction with recent interior and exterior updates.
The property is located at 3534 20th Ave in Sacramento, with access to schools, parks, shopping, dining, public transportation, and major freeways. A sizable backyard provides additional outdoor space and accommodates gardening or play-area use as described in the property information. Built in 1923, the duplex combines established construction with recent interior and exterior updates.
Key Highlights
- 1,873± square feet of living space on a 4,356± square foot lot
- Two‑unit layout with 3 bedrooms downstairs and 2 bedrooms upstairs
- Two kitchens, one serving 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
$31,966
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
6.41%
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%
$639,320
$639.3K
Cap Rate 7%
$456,657
$456.7K
Cap Rate 9%
$355,178
$355.2K
Market Conditions
NOI Build-Up for 1,873 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
$48.3K $25.80/SF
− Vacancy
−$2.7K −$1.42/SF
EGI
$45.7K $24.38/SF
− OpEx
−$13.7K −$7.31/SF
NOI
$32.0K $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%
$639,320
Cap Rate 7%
$456,657
Cap Rate 9%
$355,178
Alternative Uses
Best Use
Multifamily LT 5
$456.7K
$399.6K – $532.8K
NOI $31,966 @ 7.0% cap · market cap 6.41%
Second Best
Apartment 5plus
$420.3K
$367.8K – $490.4K
NOI $29,421 @ 7.0% cap · market cap 5.90%
Theoretical Best
Specialty Retail
$503.3K
$440.4K – $587.2K
NOI $35,231 @ 7.0% cap · market cap 7.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
670
Businesses Nearby
Explore this area
Business Placement
Demographics for 95820, CA
36,848
Population
14,254
Households
2.6
Avg Household Size
36
Median Age
28%
College-Educated
81%
High-School Grad
5.3 sq mi
ZIP Area
6,952
Density / Sq Mi
$69,905
Median Household Income
$42,244
Median Earnings
$1,646
Median Rent
$394,300
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-level duplex with refreshed interiors, two kitchens, and a substantial backyard in an established Sacramento neighborhood.
Where is this duplex located?
The property is located at 3534 20Th Ave Sacramento, CA.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 1,873± square feet of living space on a 4,356± square foot lot; Two‑unit layout with 3 bedrooms downstairs and 2 bedrooms upstairs; Two kitchens, one serving each unit
