Two-Unit Ranch
For Sale
$440,000
5225 Gordon Dr, Sacramento, CA 95824
Each residence includes a private yard, attached garage, laundry hookups, and patio and porch areas.
Property Size1,410 SF
Price / SF$312.06
Days on Market33
Property Features for 5225 Gordon Dr
General Information
Standard status
Active
Size
1,410 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
private yard
laundry hookups
patio
porch
Building Details
Year Built
1949
Construction
ranch-style
Listing Agency:
Keller Williams Realty
(916) 919-5775
Listed By:
Paul Boudier · License #01179722
Source:
Rootsrealestategroup
Added: Jul 30
Changed: Aug 31
Last Checked: Aug 31 at 6:53PM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
Built in 1949, this duplex contains two separate residences, each with a two-bedroom, one-bath layout and 705 square feet of living area. Together, the units provide approximately 1,410 square feet within a ranch-style building. Both residences include a private yard, attached one-car garage, laundry hookups, patio, and porch space.
The property is positioned near shopping, restaurants, parks, schools, and major commuter routes. Its two-unit configuration supports an owner-occupant arrangement with rental income from the second residence, or continued use as a residential income property.
The property is positioned near shopping, restaurants, parks, schools, and major commuter routes. Its two-unit configuration supports an owner-occupant arrangement with rental income from the second residence, or continued use as a residential income property.
Key Highlights
- Two 2‑bedroom, 1‑bath units totaling approximately 1,410 square feet
- Each residence provides 705 square feet of living area
- Built in 1949 with ranch‑style architecture
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
$24,064
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
5.47%
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%
$481,280
$481.3K
Cap Rate 7%
$343,771
$343.8K
Cap Rate 9%
$267,378
$267.4K
Market Conditions
NOI Build-Up for 1,410 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
$36.4K $25.80/SF
− Vacancy
−$2.0K −$1.42/SF
EGI
$34.4K $24.38/SF
− OpEx
−$10.3K −$7.31/SF
NOI
$24.1K $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%
$481,280
Cap Rate 7%
$343,771
Cap Rate 9%
$267,378
Alternative Uses
Best Use
Multifamily LT 5
$343.8K
$300.8K – $401.1K
NOI $24,064 @ 7.0% cap · market cap 5.47%
Second Best
Apartment 5plus
$316.4K
$276.9K – $369.1K
NOI $22,148 @ 7.0% cap · market cap 5.03%
Theoretical Best
Specialty Retail
$378.9K
$331.5K – $442.0K
NOI $26,522 @ 7.0% cap · market cap 6.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
707
Businesses Nearby
Explore this area
Business Placement
Demographics for 95824, CA
31,524
Population
9,686
Households
3.3
Avg Household Size
33
Median Age
12%
College-Educated
69%
High-School Grad
4.0 sq mi
ZIP Area
7,881
Density / Sq Mi
$53,938
Median Household Income
$32,435
Median Earnings
$1,392
Median Rent
$322,400
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 - Each residence includes a private yard, attached garage, laundry hookups, and patio and porch areas.
Where is this duplex located?
The property is located at 5225 Gordon Dr Sacramento, CA.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units totaling approximately 1,410 square feet; Each residence provides 705 square feet of living area; Built in 1949 with ranch‑style architecture
