Two-Story Multifamily Property with Attic
For Sale
$529,999
5501 Gilgunn Way, Sacramento, CA 95822
Flexible two-level layout includes dual kitchens and additional attic rooms.
Property Size1,999 SF
Price / SF$265.13
Days on Market178
Property Features for 5501 Gilgunn Way
General Information
Standard status
Active
Size
1,999 SF
Property subtype
Multi Family
Building Details
Year Built
1990
Buildings
1
Stories
2
Listing Agency:
HomeSmart ICARE Realty
(916) 993-8680
Listed By:
Yunping Hu · License #02012087
(916) 281-8586
Source:
Exitrealty
Added: Mar 10
Changed: Aug 31
Last Checked: Aug 31 at 3:46PM
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 HomeSmart ICARE Realty
Investment Insights
Based on property information with market context.
This 1,999-square-foot, two-story half-plex was built in 1990 and offers a six-bedroom configuration across two levels. The lower floor contains three bedrooms, two bathrooms, and two full kitchens, providing a defined arrangement for shared or separate household use. The upper level adds three bedrooms along with three triangular attic rooms that can accommodate offices, guest areas, playrooms, or studio space.
Located at 5501 Gilgunn Way in Sacramento, the property combines a residential half-plex format with substantial interior flexibility. Its multiple kitchens, bedroom count, and additional enclosed attic areas create a varied layout for occupants seeking more functional space.
Located at 5501 Gilgunn Way in Sacramento, the property combines a residential half-plex format with substantial interior flexibility. Its multiple kitchens, bedroom count, and additional enclosed attic areas create a varied layout for occupants seeking more functional space.
Key Highlights
- 1,999‑square‑foot two‑story half‑plex built in 1990
- Six‑bedroom configuration with three bedrooms on each level
- Lower floor includes two bathrooms and two full kitchens
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
$30,546
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
5.76%
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%
$610,920
$610.9K
Cap Rate 7%
$436,371
$436.4K
Cap Rate 9%
$339,400
$339.4K
Market Conditions
NOI Build-Up for 1,999 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
$58.8K $29.40/SF
− Vacancy
−$3.2K −$1.62/SF
EGI
$55.5K $27.78/SF
− OpEx
−$25.0K −$12.50/SF
NOI
$30.5K $15.28/SF
Area
ZIP 95822
Vacancy
5.50%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
45.00%
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%
$610,920
Cap Rate 7%
$436,371
Cap Rate 9%
$339,400
Alternative Uses
Best Use
Apartment 5plus
$436.4K
$381.8K – $509.1K
NOI $30,546 @ 7.0% cap · market cap 5.76%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$15.58M
$13.63M – $18.18M
NOI $1,090,604 @ 7.0% cap · market cap 205.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
673
Businesses Nearby
Explore this area
Business Placement
Demographics for 95822, CA
45,215
Population
17,479
Households
2.6
Avg Household Size
38
Median Age
28%
College-Educated
85%
High-School Grad
8.4 sq mi
ZIP Area
5,383
Density / Sq Mi
$80,835
Median Household Income
$44,004
Median Earnings
$1,537
Median Rent
$438,400
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?
Multifamily property - Flexible two-level layout includes dual kitchens and additional attic rooms.
Where is this multifamily property located?
The property is located at 5501 Gilgunn Way Sacramento, CA.
What is the asking price?
The asking price for this property is $529,999.
What are key features of this property?
This property features: 1,999‑square‑foot two‑story half‑plex built in 1990; Six‑bedroom configuration with three bedrooms on each level; Lower floor includes two bathrooms and two full kitchens
