Remodeled Duplex on
For Sale
$599,000
4555 Paradise Lane #B, Auburn, CA 95602
Two updated residences offer separate layouts, modern systems, and professionally managed rental occupancy.
Property Size2,480 SF
Lot Size1.90 Acres
Price / SF$241.53
Days on Market54
Property Features for 4555 Paradise Lane #B
General Information
Standard status
Active
Size
2,480 SF
Lot size
1.90 Acres
Property subtype
Duplex
Occupancy
100%
Units
Unit Mix
1 x 3BR/2BA, 1 x 1BR+Den/2BA
Multifamily Units
2
Amenities
Central
Wood Stove
Ceiling Fan(s)
Wall Unit(s)
Free Standing Refrigerator
Dishwasher
Microwave
Disposal
Electric Water Heater
Free Standing Electric Oven
Free Standing Electric Range
Electric, Composition
Building Details
Year Built
2019
Year Renovated
2019
Buildings
2
Stories
1
Tenancy
Multi
Listing Agency:
Scott L. Williams Real Estate
(916) 802-5595
Listed By:
Scott Williams · License #01051423
Source:
Kw
Added: Jul 1
Changed: Aug 22
Last Checked: Aug 22 at 5:03AM
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 Scott L. Williams Real Estate
Investment Insights
Based on property information with market context.
This duplex property includes two detached homes on 1.9 acres, each with its own residential layout. The larger residence contains 1,680 SF with three bedrooms and two bathrooms. The second home provides 800 SF, one bedroom plus a den, and two bathrooms. Both residences were remodeled in 2019 and include updated roofs, HVAC, plumbing, electrical systems, and windows. Interior features include central heating and cooling, wood-burning stoves, ceiling fans, kitchen appliances, and electric water heaters.
The property also has a new septic system. Both homes are leased, with tenants responsible for all utilities other than garbage service. Professional management is in place, and the property is identified with a 6+ cap rate.
The property also has a new septic system. Both homes are leased, with tenants responsible for all utilities other than garbage service. Professional management is in place, and the property is identified with a 6+ cap rate.
Key Highlights
- Two homes on 1.9 acres, providing a duplex configuration with separate residences
- Unit 1 offers 1,680 SF, 3 bedrooms, and 2 bathrooms
- Unit 2 includes 800 SF, 1 bedroom plus den, and 2 bathrooms
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
$41,867
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
6.99%
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%
$837,340
$837.3K
Cap Rate 7%
$598,100
$598.1K
Cap Rate 9%
$465,189
$465.2K
Market Conditions
NOI Build-Up for 2,480 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
$63.1K $25.44/SF
− Vacancy
−$3.3K −$1.32/SF
EGI
$59.8K $24.12/SF
− OpEx
−$17.9K −$7.24/SF
NOI
$41.9K $16.88/SF
Area
Placer County, CA
Vacancy
5.20%
Lease Rate
$25.44 /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%
$837,340
Cap Rate 7%
$598,100
Cap Rate 9%
$465,189
Alternative Uses
Best Use
Multifamily LT 5
$598.1K
$523.3K – $697.8K
NOI $41,867 @ 7.0% cap · market cap 6.99%
Second Best
Apartment 5plus
$545.8K
$477.6K – $636.8K
NOI $38,205 @ 7.0% cap · market cap 6.38%
Theoretical Best
Office A
$960.1K
$840.1K – $1.12M
NOI $67,206 @ 7.0% cap · market cap 11.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Explore this area
Business Placement
Demographics for 95602, CA
18,364
Population
8,132
Households
2.3
Avg Household Size
53
Median Age
35%
College-Educated
93%
High-School Grad
49.7 sq mi
ZIP Area
369
Density / Sq Mi
$102,063
Median Household Income
$51,554
Median Earnings
$1,730
Median Rent
$646,900
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 - Two updated residences offer separate layouts, modern systems, and professionally managed rental occupancy.
Where is this duplex located?
The property is located at 4555 Paradise Lane #B Auburn, CA.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Two homes on 1.9 acres, providing a duplex configuration with separate residences; Unit 1 offers 1,680 SF, 3 bedrooms, and 2 bathrooms; Unit 2 includes 800 SF, 1 bedroom plus den, and 2 bathrooms
