Two-Unit Duplex with
For Sale
$495,000
4771 Greenholme Drive, Sacramento, CA 95842
Both residences offer functional layouts, granite kitchen countertops, and newer HVAC equipment.
Property Size1,888 SF
Price / SF$262.18
Days on Market91
Property Features for 4771 Greenholme Drive
General Information
Standard status
Active
Size
1,888 SF
Property subtype
Multi Family
Building Details
Year Built
1976
Listing Agency:
eXp Realty of California Inc
(916) 995-9385
Listed By:
Gary E. Meek · License #01366388
(916) 995-9385
Source:
Exitrealty
Added: Jun 3
Changed: Aug 30
Last Checked: Aug 31 at 5:43PM
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 1976, this 1,888-square-foot duplex at 4771 Greenholme Drive contains two residential units with functional floorplans and 2-car garages assigned to each unit. Granite countertops are featured in the kitchens, and the property has a newer HVAC system among its completed system updates.
The property is near shopping, restaurants, parks, and everyday services, with access to I-80 for travel through Sacramento and surrounding areas. Walerga Park and other local green spaces provide nearby recreational options. Schools serving the area include Woodridge Elementary, Foothill Ranch Middle, and Foothill High School within the Twin Rivers Unified School District.
The property is near shopping, restaurants, parks, and everyday services, with access to I-80 for travel through Sacramento and surrounding areas. Walerga Park and other local green spaces provide nearby recreational options. Schools serving the area include Woodridge Elementary, Foothill Ranch Middle, and Foothill High School within the Twin Rivers Unified School District.
Key Highlights
- Two‑unit duplex with 1,888 SF of total property size
- Each unit includes a 2‑car garage
- Newer HVAC system
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
$32,222
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
6.51%
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%
$644,440
$644.4K
Cap Rate 7%
$460,314
$460.3K
Cap Rate 9%
$358,022
$358.0K
Market Conditions
NOI Build-Up for 1,888 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
$48.7K $25.80/SF
− Vacancy
−$2.7K −$1.42/SF
EGI
$46.0K $24.38/SF
− OpEx
−$13.8K −$7.31/SF
NOI
$32.2K $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%
$644,440
Cap Rate 7%
$460,314
Cap Rate 9%
$358,022
Alternative Uses
Best Use
Multifamily LT 5
$460.3K
$402.8K – $537.0K
NOI $32,222 @ 7.0% cap · market cap 6.51%
Second Best
Apartment 5plus
$423.7K
$370.7K – $494.3K
NOI $29,657 @ 7.0% cap · market cap 5.99%
Theoretical Best
Specialty Retail
$507.3K
$443.9K – $591.9K
NOI $35,513 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
715
Businesses Nearby
Explore this area
Business Placement
Demographics for 95842, CA
34,196
Population
12,275
Households
2.8
Avg Household Size
34
Median Age
17%
College-Educated
88%
High-School Grad
4.0 sq mi
ZIP Area
8,549
Density / Sq Mi
$67,170
Median Household Income
$38,784
Median Earnings
$1,545
Median Rent
$367,500
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 - Both residences offer functional layouts, granite kitchen countertops, and newer HVAC equipment.
Where is this duplex located?
The property is located at 4771 Greenholme Drive Sacramento, CA.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,888 SF of total property size; Each unit includes a 2‑car garage; Newer HVAC system
