Updated Duplex With Fully Occupied
For Sale
$799,000
Pending
4451 C St, Sacramento, CA 95819
Updated, fully occupied duplex with a 2-bedroom, 1.5-bath unit and a 1-bedroom, 1-bath unit.
Property Size1,976 SF
Days on Market46
Property Features for 4451 C St
General Information
Standard status
Pending
Size
1,976 SF
Property subtype
Residential Income
Occupancy
100%
Additional Details
Gross Income
$51,300
Building Details
Tenancy
Multi
Abandoned
No
Listing Agency:
Grand Realty Group
3073418
Listed By:
Dino Kambas · License #01065524
2243466
Source:
Exprealty
Added: Jul 22
Changed: Sep 4
Last Checked: Aug 15 at 5:40AM
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 Grand Realty Group
Investment Insights
Based on property information with market context.
Updated and fully occupied duplex at 4451 C Street in Sacramento, CA 95819. Built in 1938, the property offers two residential units totaling 1,976 SF.
The larger unit is a 2-bedroom, 1.5-bath layout and is currently occupied. The smaller unit offers 1 bedroom and 1 bath and is also currently occupied. This configuration supports straightforward, tenant-friendly operations with separate living spaces within one duplex.
Ideal for buyers seeking an updated income property with an existing tenant base and a clear two-unit layout.
The larger unit is a 2-bedroom, 1.5-bath layout and is currently occupied. The smaller unit offers 1 bedroom and 1 bath and is also currently occupied. This configuration supports straightforward, tenant-friendly operations with separate living spaces within one duplex.
Ideal for buyers seeking an updated income property with an existing tenant base and a clear two-unit layout.
Key Highlights
- Updated, fully occupied duplex at 4451 C Street, Sacramento, CA 95819
- Total size 1,976 SF
- Built in 1938
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
$33,724
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
4.22%
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%
$674,480
$674.5K
Cap Rate 7%
$481,771
$481.8K
Cap Rate 9%
$374,711
$374.7K
Market Conditions
NOI Build-Up for 1,976 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
$51.0K $25.80/SF
− Vacancy
−$2.8K −$1.42/SF
EGI
$48.2K $24.38/SF
− OpEx
−$14.5K −$7.31/SF
NOI
$33.7K $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%
$674,480
Cap Rate 7%
$481,771
Cap Rate 9%
$374,711
Alternative Uses
Best Use
Multifamily LT 5
$481.8K
$421.6K – $562.1K
NOI $33,724 @ 7.0% cap · market cap 4.22%
Second Best
Apartment 5plus
$443.4K
$388.0K – $517.3K
NOI $31,039 @ 7.0% cap · market cap 3.88%
Theoretical Best
Specialty Retail
$531.0K
$464.6K – $619.5K
NOI $37,169 @ 7.0% cap · market cap 4.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,360
Businesses Nearby
Explore this area
Business Placement
Demographics for 95819, CA
20,812
Population
8,936
Households
2.3
Avg Household Size
36
Median Age
68%
College-Educated
97%
High-School Grad
3.6 sq mi
ZIP Area
5,781
Density / Sq Mi
$127,500
Median Household Income
$69,922
Median Earnings
$2,007
Median Rent
$716,000
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, fully occupied duplex with a 2-bedroom, 1.5-bath unit and a 1-bedroom, 1-bath unit.
Where is this duplex located?
The property is located at 4451 C St Sacramento, CA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Updated, fully occupied duplex at 4451 C Street, Sacramento, CA 95819; Total size 1,976 SF; Built in 1938
