Duplex with Private
New
For Sale
$925,000
4790 American River Drive, Carmichael, CA 95608
Two residences offer private garages, covered patios, and generous backyard space.
Property Size2,588 SF
Price / SF$357.42
Days on Market5
Property Features for 4790 American River Drive
General Information
Standard status
Active
Size
2,588 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Parking per Unit
2
Building Details
Year Built
1969
Listing Agency:
Coldwell Banker Realty
(916) 972-0212
Listed By:
The Jamison Team
(408) 465-4899
Source:
Tuscanaproperties
Added: Sep 19
Changed: Sep 23
Last Checked: Sep 22 at 4:31PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Built in 1969, this duplex contains 2,588 square feet across two separate 1,294-square-foot residences. Each unit includes 2 bedrooms, 2 full bathrooms, abundant storage, a two-car garage, a covered patio, and a backyard. One residence adds a built-in swimming pool, a remodeled kitchen completed in 2026, and updated bathrooms. The second unit has been updated within the past five to ten years and includes backyard space that can accommodate a private remote office.
The property is located in Carmichael near schools, restaurants, and shopping, with the American River Parkway a short distance away. Parkway amenities include bike paths, swimming, nature areas, and outdoor recreation.
The property is located in Carmichael near schools, restaurants, and shopping, with the American River Parkway a short distance away. Parkway amenities include bike paths, swimming, nature areas, and outdoor recreation.
Key Highlights
- Two‑unit duplex totaling 2,588 square feet
- Each 1,294‑square‑foot residence has 2 bedrooms and 2 full bathrooms
- Two‑car garage, covered patio, and backyard for each unit
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
$37,619
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
4.07%
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%
$752,380
$752.4K
Cap Rate 7%
$537,414
$537.4K
Cap Rate 9%
$417,989
$418.0K
Market Conditions
NOI Build-Up for 2,588 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
$57.5K $22.20/SF
− Vacancy
−$3.7K −$1.43/SF
EGI
$53.7K $20.77/SF
− OpEx
−$16.1K −$6.23/SF
NOI
$37.6K $14.54/SF
Area
Sacramento County, CA
Vacancy
6.46%
Lease Rate
$22.20 /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%
$752,380
Cap Rate 7%
$537,414
Cap Rate 9%
$417,989
Alternative Uses
Best Use
Multifamily LT 5
$537.4K
$470.2K – $627.0K
NOI $37,619 @ 7.0% cap · market cap 4.07%
Second Best
Apartment 5plus
$493.5K
$431.8K – $575.8K
NOI $34,545 @ 7.0% cap · market cap 3.73%
Theoretical Best
Office A
$689.5K
$603.3K – $804.4K
NOI $48,262 @ 7.0% cap · market cap 5.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
110
Businesses Nearby
Explore this area
Business Placement
Demographics for 95608, CA
65,367
Population
27,312
Households
2.4
Avg Household Size
43
Median Age
36%
College-Educated
92%
High-School Grad
13.2 sq mi
ZIP Area
4,952
Density / Sq Mi
$83,638
Median Household Income
$45,625
Median Earnings
$1,549
Median Rent
$565,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences offer private garages, covered patios, and generous backyard space.
Where is this duplex located?
The property is located at 4790 American River Drive Carmichael, CA.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,588 square feet; Each 1,294‑square‑foot residence has 2 bedrooms and 2 full bathrooms; Two‑car garage, covered patio, and backyard for each unit
