Two-Unit
New
For Sale
$335,000
4445 52nd Street, Sacramento, CA 95820
Separate residential units support flexible occupancy and rental use near shopping, dining, daily amenities, and major freeways.
Property Size952 SF
Price / SF$351.89
Days on Market2
Property Features for 4445 52nd Street
General Information
Standard status
Active
Size
952 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1927
Listing Agency:
Exp Realty Of California, Inc.
(916) 698-8076
Listed By:
Inspired Real Estate Group Inc
(916) 622-5341
Source:
Inspiredrealestategroup
Added: Sep 12
Last Checked: Sep 12 at 5:25AM
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.
Built in 1927, this duplex contains two separate residential units, each configured with one bedroom and one bathroom. The layout provides distinct living spaces within a compact multifamily property and supports rental use.
The property is located near major freeways, shopping, dining, and everyday amenities, offering access to services and transportation options. Its address is 4445 52nd Street in Sacramento, California 95820.
The property is located near major freeways, shopping, dining, and everyday amenities, offering access to services and transportation options. Its address is 4445 52nd Street in Sacramento, California 95820.
Key Highlights
- Two separate 1‑bedroom, 1‑bathroom units
- Duplex configuration supports rental use
- Built in 1927
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
$16,247
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
4.85%
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%
$324,940
$324.9K
Cap Rate 7%
$232,100
$232.1K
Cap Rate 9%
$180,522
$180.5K
Market Conditions
NOI Build-Up for 952 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
$23.2K $24.38/SF
− OpEx
−$7.0K −$7.31/SF
NOI
$16.2K $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%
$324,940
Cap Rate 7%
$232,100
Cap Rate 9%
$180,522
Alternative Uses
Best Use
Multifamily LT 5
$232.1K
$203.1K – $270.8K
NOI $16,247 @ 7.0% cap · market cap 4.85%
Second Best
Apartment 5plus
$213.6K
$186.9K – $249.2K
NOI $14,954 @ 7.0% cap · market cap 4.46%
Theoretical Best
Specialty Retail
$255.8K
$223.8K – $298.5K
NOI $17,907 @ 7.0% cap · market cap 5.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
625
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
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Separate residential units support flexible occupancy and rental use near shopping, dining, daily amenities, and major freeways.
Where is this duplex located?
The property is located at 4445 52nd Street Sacramento, CA.
What is the asking price?
The asking price for this property is $335,000.
What are key features of this property?
This property features: Two separate 1‑bedroom, 1‑bathroom units; Duplex configuration supports rental use; Built in 1927
