Remodeled Duplex with Separate
For Sale
$650,000
3709 Brownson St, Sacramento, CA 95821
Two residences support multigenerational living or rental use.
Property Size1,280 SF
Lot Size0.23 Acres
Price / SF$372.49
Days on Market9
Property Features for 3709 Brownson St
General Information
Standard status
Active
Size
1,280 SF
Lot size
0.23 Acres
Property subtype
2 Houses on Lot
Units
Unit Mix
1 x 3BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Building Details
Building Size
1,280 SF
Year Built
1959
Listing Agency:
Keller Williams Realty
(916) 459-5548
Listed By:
Oleg Minzu · License #01913034
Source:
Teamnavigate
Added: Aug 11
Changed: Aug 18
Last Checked: Aug 19 at 3:39PM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This duplex property includes two independent residences on a 0.23-acre lot, with 1,745 square feet of combined living area. The primary home at 3709 Brownson St. contains three bedrooms, two bathrooms, and 1,280 square feet. Recent improvements include kitchen cabinetry, quartz countertops, laminate flooring, interior and exterior paint, doors, remodeled bathrooms, lighting, a multiunit HVAC system, and appliances including a washer and dryer.
The second residence at 3711 Brownson St. provides one bedroom, one bathroom, and 465 square feet. It has a separate electric meter, kitchen appliances, and its own washer and dryer. A large yard extends the usable space outside both units. Built in 1959, the property is located in Sacramento, California, and offers a two-residence configuration suited to multigenerational occupancy or rental use.
The second residence at 3711 Brownson St. provides one bedroom, one bathroom, and 465 square feet. It has a separate electric meter, kitchen appliances, and its own washer and dryer. A large yard extends the usable space outside both units. Built in 1959, the property is located in Sacramento, California, and offers a two-residence configuration suited to multigenerational occupancy or rental use.
Key Highlights
- Two separate residences with 1,745 SF of combined living area
- Primary home includes 3 beds, 2 baths, and 1,280 SF
- Second residence offers 1 bed, 1 bath, and 465 sqft
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
$29,781
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
4.58%
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%
$595,620
$595.6K
Cap Rate 7%
$425,443
$425.4K
Cap Rate 9%
$330,900
$330.9K
Market Conditions
NOI Build-Up for 1,745 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
$45.0K $25.80/SF
− Vacancy
−$2.5K −$1.42/SF
EGI
$42.5K $24.38/SF
− OpEx
−$12.8K −$7.31/SF
NOI
$29.8K $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%
$595,620
Cap Rate 7%
$425,443
Cap Rate 9%
$330,900
Alternative Uses
Best Use
Multifamily LT 5
$425.4K
$372.3K – $496.4K
NOI $29,781 @ 7.0% cap · market cap 4.58%
Second Best
Apartment 5plus
$391.6K
$342.6K – $456.8K
NOI $27,410 @ 7.0% cap · market cap 4.22%
Theoretical Best
Specialty Retail
$468.9K
$410.3K – $547.1K
NOI $32,823 @ 7.0% cap · market cap 5.05%
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
1,091
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 residences support multigenerational living or rental use.
Where is this duplex located?
The property is located at 3709 Brownson St Sacramento, CA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Two separate residences with 1,745 SF of combined living area; Primary home includes 3 beds, 2 baths, and 1,280 SF; Second residence offers 1 bed, 1 bath, and 465 sqft
