Updated Two-Unit Residential Income
For Sale
$1,200,000
4819 Orange Grove Avenue, Sacramento, CA 95841
Completely renovated duplex with private entrances, remodeled kitchens and baths, plus a three-year-old roof and newer HVAC.
Property Size5,102 SF
Lot Size0.25 Acres
Price / SF$235.20
Days on Market23
Property Features for 4819 Orange Grove Avenue
General Information
Standard status
Active
Size
5,102 SF
Lot size
0.25 Acres
Property subtype
Multi Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Year Built
1951
Tenancy
Multi
Listing Agency:
USKO Realty
(916) 416-6013
Listed By:
Christopher E Jones · License #02187015
(916) 416-6013
Source:
Exitrealty
Added: Jul 21
Changed: Aug 8
Last Checked: Aug 12 at 3:49AM
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 USKO Realty
Investment Insights
Based on property information with market context.
Completely updated 2-unit residential income property offering separate living spaces under one roof. Unit A features a remodeled kitchen, renovated bathrooms, and updated flooring. Unit B has been fully renovated with brand-new flooring, a completely remodeled kitchen, and updated bathrooms. Both units provide their own private entrance, full kitchen, and distinct living area, supporting privacy for owner-occupants or straightforward rental use. The exterior has been freshly painted in an updated modern color palette.
Additional long-term-focused improvements include a roof approximately 3 years old and newer HVAC systems serving both units. The property is located in Sacramento County near shopping, schools, and freeway access.
Additional long-term-focused improvements include a roof approximately 3 years old and newer HVAC systems serving both units. The property is located in Sacramento County near shopping, schools, and freeway access.
Key Highlights
- Completely renovated 2‑unit duplex with private entrances for each unit and separate full living spaces
- Unit A: remodeled kitchen, renovated bathrooms, and updated flooring
- Unit B: full renovation with brand‑new flooring, remodeled kitchen, and updated 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
$87,074
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
7.26%
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%
$1,741,480
$1.7M
Cap Rate 7%
$1,243,914
$1.2M
Cap Rate 9%
$967,489
$967.5K
Market Conditions
NOI Build-Up for 5,102 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
$131.6K $25.80/SF
− Vacancy
−$7.2K −$1.42/SF
EGI
$124.4K $24.38/SF
− OpEx
−$37.3K −$7.31/SF
NOI
$87.1K $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%
$1,741,480
Cap Rate 7%
$1,243,914
Cap Rate 9%
$967,489
Alternative Uses
Best Use
Multifamily LT 5
$1.24M
$1.09M – $1.45M
NOI $87,074 @ 7.0% cap · market cap 7.26%
Second Best
Apartment 5plus
$1.14M
$1.00M – $1.34M
NOI $80,142 @ 7.0% cap · market cap 6.68%
Theoretical Best
Specialty Retail
$1.37M
$1.20M – $1.60M
NOI $95,969 @ 7.0% cap · market cap 8.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
781
Businesses Nearby
Explore this area
Business Placement
Demographics for 95841, CA
21,873
Population
8,817
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
93%
High-School Grad
3.9 sq mi
ZIP Area
5,608
Density / Sq Mi
$62,305
Median Household Income
$40,388
Median Earnings
$1,577
Median Rent
$414,200
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 - Completely renovated duplex with private entrances, remodeled kitchens and baths, plus a three-year-old roof and newer HVAC.
Where is this duplex located?
The property is located at 4819 Orange Grove Avenue Sacramento, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Completely renovated 2‑unit duplex with private entrances for each unit and separate full living spaces; Unit A: remodeled kitchen, renovated bathrooms, and updated flooring; Unit B: full renovation with brand‑new flooring, remodeled kitchen, and updated bathrooms
