Renovated Duplex with
For Sale
$699,000
4225 May, Sacramento, CA 95838
Updated main residence paired with a private one-bedroom, one-bath accessory dwelling unit.
Property Size2,163 SF
Price / SF$323.16
Days on Market15
Property Features for 4225 May
General Information
Standard status
Active
Size
2,163 SF
Total Parking Spaces
1
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1992
Buildings
1
Listing Agency:
Capitol City Real Estate
Listed By:
Sergei Kucher
Source:
Yoffierealestategroup
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 30 at 6:58PM
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 Capitol City Real Estate
Investment Insights
Based on property information with market context.
This duplex combines a renovated 1,668 sq. ft. main residence with an attached, fully remodeled 498 sq. ft. ADU containing one bedroom and one bath. The primary home includes an updated kitchen with a large center island, renovated bathrooms, new flooring, fresh interior paint, newer dual-pane windows, and a newer roof. The ADU provides a separate living arrangement suitable for a long-term tenant, guests, traveling professionals, or extended family.
The property occupies a corner lot at 4225 May Street in Sacramento and includes a detached one-car garage at the rear. The garage adds space for parking, storage, or workspace. Built in 1992, the property offers two residential living areas along with recent improvements to both the main home and ADU.
The property occupies a corner lot at 4225 May Street in Sacramento and includes a detached one-car garage at the rear. The garage adds space for parking, storage, or workspace. Built in 1992, the property offers two residential living areas along with recent improvements to both the main home and ADU.
Key Highlights
- 1,668 sq. ft. renovated main residence with updated kitchen and remodeled bathrooms
- Fully remodeled attached 498 sq. ft. ADU with 1 bedroom and 1 bath
- Main home features a large center island, new flooring, fresh paint, and newer dual‑pane windows
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
$36,915
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
5.28%
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%
$738,300
$738.3K
Cap Rate 7%
$527,357
$527.4K
Cap Rate 9%
$410,167
$410.2K
Market Conditions
NOI Build-Up for 2,163 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
$55.8K $25.80/SF
− Vacancy
−$3.1K −$1.42/SF
EGI
$52.7K $24.38/SF
− OpEx
−$15.8K −$7.31/SF
NOI
$36.9K $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%
$738,300
Cap Rate 7%
$527,357
Cap Rate 9%
$410,167
Alternative Uses
Best Use
Multifamily LT 5
$527.4K
$461.4K – $615.3K
NOI $36,915 @ 7.0% cap · market cap 5.28%
Second Best
Apartment 5plus
$485.4K
$424.7K – $566.3K
NOI $33,976 @ 7.0% cap · market cap 4.86%
Theoretical Best
Specialty Retail
$581.2K
$508.6K – $678.1K
NOI $40,686 @ 7.0% cap · market cap 5.82%
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
278
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?
Duplex - Updated main residence paired with a private one-bedroom, one-bath accessory dwelling unit.
Where is this duplex located?
The property is located at 4225 May Sacramento, CA.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 1,668 sq. ft. renovated main residence with updated kitchen and remodeled bathrooms; Fully remodeled attached 498 sq. ft. ADU with 1 bedroom and 1 bath; Main home features a large center island, new flooring, fresh paint, and newer dual‑pane windows
