Duplex with Park-Like
For Sale
$450,000
3812 Edison Avenue, Sacramento, CA 95821
An as-is duplex property with a spacious sunroom, mature trees, and convenient freeway access.
Property Size880 SF
Price / SF$511.36
Days on Market12
Property Features for 3812 Edison Avenue
General Information
Standard status
Active
Size
880 SF
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
work needed to restore
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Year Built
1953
Listing Agency:
Re/Max Gold Copperopolis
(209) 753-0410
Listed By:
Inspired Real Estate Group Inc
(916) 622-5341
Source:
Inspiredrealestategroup
Added: Sep 13
Changed: Sep 24
Last Checked: Sep 24 at 9:35AM
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 Copperopolis
Investment Insights
Based on property information with market context.
This 1953 property is identified in county records as a duplex and is offered in as-is condition. The existing residence includes 1 bedroom and 2 baths, along with plantation shutters, open-beam ceilings, a gas-log fireplace, and a large sunroom oriented toward the backyard. Restoration work is needed.
Set on more than 2/3 acre, the parcel features established fruit and shade trees across expansive grounds. Its setting near Mira Loma High School provides nearby freeway access. The lot may support evaluation of additional dwelling units or other future uses, subject to applicable requirements and approvals. The neighboring property is also available for consideration, allowing buyers to evaluate either parcel individually or together.
Set on more than 2/3 acre, the parcel features established fruit and shade trees across expansive grounds. Its setting near Mira Loma High School provides nearby freeway access. The lot may support evaluation of additional dwelling units or other future uses, subject to applicable requirements and approvals. The neighboring property is also available for consideration, allowing buyers to evaluate either parcel individually or together.
Key Highlights
- County records identify the property as a duplex
- More than 2/3 acre with established fruit and shade trees
- 1‑bedroom, 2‑bath residence with 880 square feet
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
$15,019
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
3.34%
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%
$300,380
$300.4K
Cap Rate 7%
$214,557
$214.6K
Cap Rate 9%
$166,878
$166.9K
Market Conditions
NOI Build-Up for 880 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
$22.7K $25.80/SF
− Vacancy
−$1.2K −$1.42/SF
EGI
$21.5K $24.38/SF
− OpEx
−$6.4K −$7.31/SF
NOI
$15.0K $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%
$300,380
Cap Rate 7%
$214,557
Cap Rate 9%
$166,878
Alternative Uses
Best Use
Multifamily LT 5
$214.6K
$187.7K – $250.3K
NOI $15,019 @ 7.0% cap · market cap 3.34%
Second Best
Apartment 5plus
$197.5K
$172.8K – $230.4K
NOI $13,823 @ 7.0% cap · market cap 3.07%
Theoretical Best
Specialty Retail
$236.5K
$206.9K – $275.9K
NOI $16,553 @ 7.0% cap · market cap 3.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
822
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 - An as-is duplex property with a spacious sunroom, mature trees, and convenient freeway access.
Where is this duplex located?
The property is located at 3812 Edison Avenue Sacramento, CA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: County records identify the property as a duplex; More than 2/3 acre with established fruit and shade trees; 1‑bedroom, 2‑bath residence with 880 square feet
