Two-Unit
For Sale
Contact for pricing
4640 13th Ave, Sacramento, CA 95820
Occupied residential property with two-bedroom units and documented rental-growth opportunity.
Property Size1,456 SF
Price / SF$291.90
Days on Market63
Property Features for 4640 13th Ave
General Information
Standard status
Active
Size
1,456 SF
Class
C
Total Parking Spaces
2
Property subtype
Multifamily
Zoning
Residential Single Family (R-1)
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$22,600
Property Condition
Severity
Repairs Needed
Evidence
could benefit from cosmetic improvements
Financials
Gross Rent Multiplier
13.11
Average Monthly Rent
$1,350
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1952
Year Renovated
2019
Buildings
1
Stories
1
Units
2
Tenancy
Multi
Listing Agency:
LPT Realty
(916) 730-3846
Listed By:
Ron Benning · License #CA 01058898
Source:
Crexi
Added: Jun 30
Changed: Aug 31
Last Checked: Aug 31 at 2:28AM
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 LPT Realty
Investment Insights
Based on property information with market context.
This Sacramento duplex contains two 2-bedroom, 1-bath units within 1,456 SF of building area. Both units are occupied, and the property was built in 1952. The improvements may benefit from cosmetic updates, while the existing layout provides a straightforward two-unit residential income configuration.
Located in Oak Park at 4640 13th Ave, the property is zoned Residential Single Family (R-1). Current tenants have not received a rent increase in over one year, and the property information identifies a gap between present rents and reported market rents. The current Gross Rent Multiplier is 13.11, with a pro forma GRM of 8.69 based on market rents. Applicable rent regulations should be considered when evaluating future adjustments.
Located in Oak Park at 4640 13th Ave, the property is zoned Residential Single Family (R-1). Current tenants have not received a rent increase in over one year, and the property information identifies a gap between present rents and reported market rents. The current Gross Rent Multiplier is 13.11, with a pro forma GRM of 8.69 based on market rents. Applicable rent regulations should be considered when evaluating future adjustments.
Key Highlights
- Two 2‑bedroom, 1‑bath units
- 1,456 SF duplex built in 1952
- Current Gross Rent Multiplier of 13.11
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
$24,849
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
5.85%
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%
$496,980
$497.0K
Cap Rate 7%
$354,986
$355.0K
Cap Rate 9%
$276,100
$276.1K
Market Conditions
NOI Build-Up for 1,456 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
$37.6K $25.80/SF
− Vacancy
−$2.1K −$1.42/SF
EGI
$35.5K $24.38/SF
− OpEx
−$10.6K −$7.31/SF
NOI
$24.8K $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%
$496,980
Cap Rate 7%
$354,986
Cap Rate 9%
$276,100
Alternative Uses
Best Use
Multifamily LT 5
$355.0K
$310.6K – $414.2K
NOI $24,849 @ 7.0% cap · market cap 5.85%
Second Best
Apartment 5plus
$326.7K
$285.9K – $381.2K
NOI $22,871 @ 7.0% cap · market cap 5.38%
Theoretical Best
Specialty Retail
$391.2K
$342.3K – $456.5K
NOI $27,387 @ 7.0% cap · market cap 6.44%
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
769
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
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 - Occupied residential property with two-bedroom units and documented rental-growth opportunity.
Where is this duplex located?
The property is located at 4640 13th Ave Sacramento, CA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units; 1,456 SF duplex built in 1952; Current Gross Rent Multiplier of 13.11
