Duplex Property with Flex
For Sale
$440,000
360 N Mill Valley Circle, Sacramento, CA 95835
Gated 55+ community setting with renovated kitchen finishes, covered outdoor living, and access to extensive shared amenities.
Property Size1,557 SF
Days on Market192
Property Features for 360 N Mill Valley Circle
General Information
Standard status
Active
Size
1,557 SF
Property subtype
Duplex
Amenities
Central
Free Standing Gas Range
Free Standing Refrigerator
Dishwasher
Microwave
Public
Building Details
Building Size
1,557 SF
Year Built
2003
Stories
1
Listing Agency:
Kinetic Real Estate
(916) 835-7912
Listed By:
Michael Lim · License #02110972
Source:
Kw
Added: Feb 19
Changed: Aug 29
Last Checked: Aug 29 at 7:23PM
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 Kinetic Real Estate
Investment Insights
Based on property information with market context.
This duplex property is represented with a 1,557-square-foot home featuring two bedrooms, two bathrooms, and an additional flex room. Interior improvements include laminate flooring, recessed lighting, updated fixtures, granite kitchen countertops, refinished cabinetry, and functional appliances including a free-standing gas range, refrigerator, dishwasher, and microwave. The primary suite includes an ensuite bath, while the hall bathroom has an upgraded walk-in shower tub.
The home also features a covered backyard awning, professional landscaping, fresh exterior paint, and custom storage cabinetry in the garage. Located within the gated 55+ Heritage Park community, residents have access to a clubhouse with restaurant and bar, fitness center, card rooms, indoor and outdoor pools, a rose garden, and five one-acre parks with tennis, pickleball, basketball, and volleyball courts. Built in 2003.
The home also features a covered backyard awning, professional landscaping, fresh exterior paint, and custom storage cabinetry in the garage. Located within the gated 55+ Heritage Park community, residents have access to a clubhouse with restaurant and bar, fitness center, card rooms, indoor and outdoor pools, a rose garden, and five one-acre parks with tennis, pickleball, basketball, and volleyball courts. Built in 2003.
Key Highlights
- 1,557‑square‑foot home with 2 bedrooms, 2 bathrooms, and an additional flex room
- Renovated kitchen with granite countertops and refinished cabinetry
- Primary ensuite and upgraded walk‑in shower tub in the hall bathroom
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
$25,337
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
5.76%
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%
$506,740
$506.7K
Cap Rate 7%
$361,957
$362.0K
Cap Rate 9%
$281,522
$281.5K
Market Conditions
NOI Build-Up for 1,557 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
$38.3K $24.60/SF
− Vacancy
−$2.1K −$1.35/SF
EGI
$36.2K $23.25/SF
− OpEx
−$10.9K −$6.97/SF
NOI
$25.3K $16.27/SF
Area
ZIP 95835
Vacancy
5.50%
Lease Rate
$24.60 /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%
$506,740
Cap Rate 7%
$361,957
Cap Rate 9%
$281,522
Alternative Uses
Best Use
Multifamily LT 5
$362.0K
$316.7K – $422.3K
NOI $25,337 @ 7.0% cap · market cap 5.76%
Second Best
Apartment 5plus
$333.3K
$291.6K – $388.9K
NOI $23,331 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$414.8K
$362.9K – $483.9K
NOI $29,035 @ 7.0% cap · market cap 6.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
98
Businesses Nearby
Explore this area
Business Placement
Demographics for 95835, CA
41,399
Population
15,610
Households
2.7
Avg Household Size
37
Median Age
51%
College-Educated
94%
High-School Grad
8.9 sq mi
ZIP Area
4,652
Density / Sq Mi
$114,413
Median Household Income
$63,694
Median Earnings
$2,177
Median Rent
$588,300
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 - Gated 55+ community setting with renovated kitchen finishes, covered outdoor living, and access to extensive shared amenities.
Where is this duplex located?
The property is located at 360 N Mill Valley Circle Sacramento, CA.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: 1,557‑square‑foot home with 2 bedrooms, 2 bathrooms, and an additional flex room; Renovated kitchen with granite countertops and refinished cabinetry; Primary ensuite and upgraded walk‑in shower tub in the hall bathroom
