Corner-Lot
New
For Sale
$499,999
4116 20th AVE, Sacramento, CA 95820
Residential Income (2-4 units), SACRAMENTO, CA
Property Size1,517 SF
Lot Size0.15 Acres
Price / SF$329.60
Days on Market5
Property Features for 4116 20th AVE
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RD-5
Bedrooms
4
Rooms
Bedroom 1, Bedroom 3, Bedroom 4, Bedroom 2
Parking features
Garage - Attached
Subdivision
Sacramento Elder Creek/Fruitridge - 10820
Standard status
Active
Size
1,517 SF
Lot size
0.15 Acres
Utilities
Heating system
Floor Furnace
Water source
Public
Amenities
private outdoor space
Building Details
Year built
1947
Number of units
2
Roof type
Shingle
Listing Agency:
Intero Real Estate Services
(408) 574-5000
Listed By:
Soraya Siahpolo · License #02190199
(408) 603-9519
Added: Sep 19
Last Checked: Sep 23 at 3:06PM
MLS# ML82061969
Copyright © 2026 MLS Listings, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,517-square-foot duplex on a 0.15-acre corner lot contains two separately addressed residences. Each unit includes 2 bedrooms, 1 bathroom, a private entrance, and dedicated outdoor space. Attached garage parking serves the property, which was built in 1947 and has a shingle roof, public water, and floor-furnace heating. Recent improvements include a new kitchen in one unit, a new furnace, and a new electric panel.
Zoned RD-5, the property is located in Sacramento, California, within ZIP Code 95820. Its two-address configuration supports separate household access and provides flexibility for an owner occupant or residential income use.
Zoned RD-5, the property is located in Sacramento, California, within ZIP Code 95820. Its two-address configuration supports separate household access and provides flexibility for an owner occupant or residential income use.
Key Highlights
- Two‑unit duplex with 1,517 square feet of property size
- Each unit offers 2 bedrooms and 1 bathroom
- Two separate addresses with individual entrances
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
$25,890
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
5.18%
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%
$517,800
$517.8K
Cap Rate 7%
$369,857
$369.9K
Cap Rate 9%
$287,667
$287.7K
Market Conditions
NOI Build-Up for 1,517 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
$39.1K $25.80/SF
− Vacancy
−$2.2K −$1.42/SF
EGI
$37.0K $24.38/SF
− OpEx
−$11.1K −$7.31/SF
NOI
$25.9K $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%
$517,800
Cap Rate 7%
$369,857
Cap Rate 9%
$287,667
Alternative Uses
Best Use
Multifamily LT 5
$369.9K
$323.6K – $431.5K
NOI $25,890 @ 7.0% cap · market cap 5.18%
Second Best
Apartment 5plus
$340.4K
$297.9K – $397.2K
NOI $23,829 @ 7.0% cap · market cap 4.77%
Theoretical Best
Specialty Retail
$407.6K
$356.7K – $475.6K
NOI $28,535 @ 7.0% cap · market cap 5.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
514
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately addressed units provide flexible occupancy with private entrances, outdoor areas, and attached garage parking.
Where is this duplex located?
The property is located at 4116 20th AVE Sacramento, CA.
What is the asking price?
The asking price for this property is $499,999.
What are key features of this property?
This property features: Two‑unit duplex with 1,517 square feet of property size; Each unit offers 2 bedrooms and 1 bathroom; Two separate addresses with individual entrances
