Tenant-Occupied
For Sale
$435,000
5301 Thurman Way, Sacramento, CA 95824
Two-unit property with updated roofing, HVAC, stucco, and plumbing systems.
Property Size1,410 SF
Price / SF$308.51
Days on Market24
Property Features for 5301 Thurman Way
General Information
Standard status
Active
Size
1,410 SF
Property subtype
Residential Income
Occupancy
100%
Additional Details
Multifamily Units
2
Building Details
Tenancy
Multi
Listing Agency:
Fathom Realty Group, Inc.
(916) 501-2267
Listed By:
Jack Jagdish Singh · License #01295969
(916) 501-2267
Source:
Exprealty
Added: Aug 8
Changed: Aug 21
Last Checked: Aug 31 at 12:25AM
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 Fathom Realty Group, Inc.
Investment Insights
Based on property information with market context.
This duplex at 5301 Thurman Way in Sacramento contains two residential units, both currently occupied by tenants. The roof and HVAC system are approximately 5–6 years old, while the stucco and plumbing improvements date to approximately 7 years ago.
The property is situated near a major cross street, shopping, dining, and everyday amenities. Its two-unit configuration supports continued rental use or an owner-occupant arrangement with one unit available for residence, as described in the property information.
The property is situated near a major cross street, shopping, dining, and everyday amenities. Its two-unit configuration supports continued rental use or an owner-occupant arrangement with one unit available for residence, as described in the property information.
Key Highlights
- Two‑unit duplex with both residences currently tenant occupied
- Roof and HVAC system are approximately 5–6 years old
- Stucco and plumbing were completed approximately 7 years ago
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
5.53%
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 5.53%
Second Best
Apartment 5plus
$316.4K
$276.9K – $369.1K
NOI $22,148 @ 7.0% cap · market cap 5.09%
Theoretical Best
Specialty Retail
$378.9K
$331.5K – $442.0K
NOI $26,522 @ 7.0% cap · market cap 6.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
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 - Two-unit property with updated roofing, HVAC, stucco, and plumbing systems.
Where is this duplex located?
The property is located at 5301 Thurman Way Sacramento, CA.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: Two‑unit duplex with both residences currently tenant occupied; Roof and HVAC system are approximately 5–6 years old; Stucco and plumbing were completed approximately 7 years ago
