Two-Story Halfplex with
For Sale
$349,000
Pending
5382 Yellow Pine Way, Sacramento, CA 95841
Two-story halfplex with cathedral ceilings, fireplace, central heat/air, and a private backyard with indoor laundry.
Property Size1,044 SF
Days on Market102
Property Features for 5382 Yellow Pine Way
General Information
Standard status
Pending
Size
1,044 SF
Property subtype
Multi Family
Building Details
Year Built
1991
Listing Agency:
Pinnacle Realty Advisors
(415) 578-5400
Listed By:
Maryna Milchevska · License #02053265
(818) 641-7767
Source:
Exitrealty
Added: May 30
Changed: Aug 8
Last Checked: Jul 23 at 4:17AM
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 Pinnacle Realty Advisors
Investment Insights
Based on property information with market context.
This two-story halfplex offers a flexible floor plan with a bedroom and full bathroom on the main level. The living area features soaring cathedral ceilings, a fireplace, and abundant natural light. The home includes a separate indoor laundry room, central heating and air, and a private backyard for outdoor space.
A rare side-by-side two-car attached garage is available, with interior access. The property is noted as having no HOA or Mello-Roos.
Conveniently located near shopping, dining, parks, and commuter routes, the layout is designed for practical everyday living with dedicated indoor utility space and an open, bright main living area.
A rare side-by-side two-car attached garage is available, with interior access. The property is noted as having no HOA or Mello-Roos.
Conveniently located near shopping, dining, parks, and commuter routes, the layout is designed for practical everyday living with dedicated indoor utility space and an open, bright main living area.
Key Highlights
- 1991‑built two‑story halfplex with central heating and air
- Soaring cathedral ceilings and a fireplace in the living area
- Side‑by‑side 2‑car attached garage with interior access
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
$17,818
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
5.11%
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%
$356,360
$356.4K
Cap Rate 7%
$254,543
$254.5K
Cap Rate 9%
$197,978
$198.0K
Market Conditions
NOI Build-Up for 1,044 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
$26.9K $25.80/SF
− Vacancy
−$1.5K −$1.42/SF
EGI
$25.5K $24.38/SF
− OpEx
−$7.6K −$7.31/SF
NOI
$17.8K $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%
$356,360
Cap Rate 7%
$254,543
Cap Rate 9%
$197,978
Alternative Uses
Best Use
Multifamily LT 5
$254.5K
$222.7K – $297.0K
NOI $17,818 @ 7.0% cap · market cap 5.11%
Second Best
Apartment 5plus
$234.3K
$205.0K – $273.3K
NOI $16,399 @ 7.0% cap · market cap 4.70%
Theoretical Best
Specialty Retail
$280.5K
$245.5K – $327.3K
NOI $19,638 @ 7.0% cap · market cap 5.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,154
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 - Two-story halfplex with cathedral ceilings, fireplace, central heat/air, and a private backyard with indoor laundry.
Where is this duplex located?
The property is located at 5382 Yellow Pine Way Sacramento, CA.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: 1991‑built two‑story halfplex with central heating and air; Soaring cathedral ceilings and a fireplace in the living area; Side‑by‑side 2‑car attached garage with interior access
