Multifamily Property with Studio
New
For Sale
$399,000
3844 Haywood Street, Sacramento, CA 95838
Remodeled corner-lot property combines a primary residence with a separately configured studio and private outdoor space.
Property Size955 SF
Days on Market7
Property Features for 3844 Haywood Street
General Information
Standard status
Active
Size
955 SF
Property subtype
2 Houses on Lot
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Building Size
955 SF
Year Built
1930
Listing Agency:
eXp Realty of California Inc
Listed By:
Matthew Loeffler
3467447
Source:
Teamnavigate
Added: Aug 28
Changed: Sep 3
Last Checked: Sep 3 at 2:14AM
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 remodeled multifamily property includes a 955-square-foot main house with three bedrooms and one updated bathroom, plus a studio ADU of approximately 250 square feet. The secondary unit includes a kitchenette and full bathroom. Both units have new washer and dryer sets, while additional improvements include a tankless water heater, luxury vinyl plank flooring, refreshed interior finishes, and a kitchen equipped with shaker cabinetry, quartz countertops, and stainless steel appliances.
The corner-lot setting provides a large backyard and alley access. The property is located minutes from Interstate 80, shopping, parks, schools, and downtown Sacramento. Built in 1930, the property offers a two-unit configuration with separate living areas and updated interior improvements.
The corner-lot setting provides a large backyard and alley access. The property is located minutes from Interstate 80, shopping, parks, schools, and downtown Sacramento. Built in 1930, the property offers a two-unit configuration with separate living areas and updated interior improvements.
Key Highlights
- 955 sf main house with 3 bedrooms and 1 updated bathroom
- Studio ADU of approximately 250 sf with kitchenette and full bath
- New washer/dryer units installed in both residences
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
$16,299
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
4.08%
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%
$325,980
$326.0K
Cap Rate 7%
$232,843
$232.8K
Cap Rate 9%
$181,100
$181.1K
Market Conditions
NOI Build-Up for 955 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
$24.6K $25.80/SF
− Vacancy
−$1.4K −$1.42/SF
EGI
$23.3K $24.38/SF
− OpEx
−$7.0K −$7.31/SF
NOI
$16.3K $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%
$325,980
Cap Rate 7%
$232,843
Cap Rate 9%
$181,100
Alternative Uses
Best Use
Multifamily LT 5
$232.8K
$203.7K – $271.7K
NOI $16,299 @ 7.0% cap · market cap 4.08%
Second Best
Apartment 5plus
$214.3K
$187.5K – $250.0K
NOI $15,001 @ 7.0% cap · market cap 3.76%
Theoretical Best
Specialty Retail
$256.6K
$224.6K – $299.4K
NOI $17,964 @ 7.0% cap · market cap 4.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
419
Businesses Nearby
Explore this area
Business Placement
Demographics for 95838, CA
41,340
Population
12,400
Households
3.3
Avg Household Size
32
Median Age
14%
College-Educated
80%
High-School Grad
9.2 sq mi
ZIP Area
4,493
Density / Sq Mi
$63,969
Median Household Income
$35,443
Median Earnings
$1,605
Median Rent
$369,000
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?
Multifamily property - Remodeled corner-lot property combines a primary residence with a separately configured studio and private outdoor space.
Where is this multifamily property located?
The property is located at 3844 Haywood Street Sacramento, CA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 955 sf main house with 3 bedrooms and 1 updated bathroom; Studio ADU of approximately 250 sf with kitchenette and full bath; New washer/dryer units installed in both residences
