Duplex with Attached
For Sale
Under Contract
$518,860
5509 Missie WAY, Sacramento, CA 95841
Residential Income (2-4 units), SACRAMENTO, CA
Property Size2,028 SF
Lot Size0.15 Acres
Price / SF$255.85
Days on Market52
Property Features for 5509 Missie WAY
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RD-10
Bedrooms
4
Rooms
Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 1
Parking
2
Parking features
Off Street, Garage - Attached
Subdivision
Sacto Arden/Arcade Creek/Vicinity - 10841
Standard status
Active Under Contract
Size
2,028 SF
Lot size
0.15 Acres
Utilities
Heating system
Forced Air, Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1977
Number of units
2
Roof type
Composition
Listing Agency:
Remax Capital · RE/MAX International
(650) 219-8700
Listed By:
Erik Winkler · License #00964405
(650) 834-2323
Added: Jul 11
Changed: Aug 29
Last Checked: Aug 31 at 4:06PM
MLS# ML82049030
Copyright © 2026 MLS Listings, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains 2,028 square feet on a 0.15-acre lot and was built in 1977. The property includes an attached garage, additional off-street parking, central air conditioning, and forced-air heating. Public water service supports the residence, while the roof is finished with composition shingles.
Located in Sacramento, California, the property is identified under RD-10 zoning. The configuration includes bedrooms designated as Bedroom 1 through Bedroom 4, supporting its two-unit residential income profile.
Located in Sacramento, California, the property is identified under RD-10 zoning. The configuration includes bedrooms designated as Bedroom 1 through Bedroom 4, supporting its two-unit residential income profile.
Key Highlights
- 2,028‑square‑foot duplex on a 0.15‑acre lot
- RD‑10 zoning in Sacramento, CA 95841
- Built in 1977
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
$34,611
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
6.67%
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%
$692,220
$692.2K
Cap Rate 7%
$494,443
$494.4K
Cap Rate 9%
$384,567
$384.6K
Market Conditions
NOI Build-Up for 2,028 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
$52.3K $25.80/SF
− Vacancy
−$2.9K −$1.42/SF
EGI
$49.4K $24.38/SF
− OpEx
−$14.8K −$7.31/SF
NOI
$34.6K $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%
$692,220
Cap Rate 7%
$494,443
Cap Rate 9%
$384,567
Alternative Uses
Best Use
Multifamily LT 5
$494.4K
$432.6K – $576.9K
NOI $34,611 @ 7.0% cap · market cap 6.67%
Second Best
Apartment 5plus
$455.1K
$398.2K – $530.9K
NOI $31,856 @ 7.0% cap · market cap 6.14%
Theoretical Best
Specialty Retail
$545.0K
$476.8K – $635.8K
NOI $38,147 @ 7.0% cap · market cap 7.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
938
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with central air, forced-air heat, and off-street parking.
Where is this duplex located?
The property is located at 5509 Missie WAY Sacramento, CA.
What is the asking price?
The asking price for this property is $518,860.
What are key features of this property?
This property features: 2,028‑square‑foot duplex on a 0.15‑acre lot; RD‑10 zoning in Sacramento, CA 95841; Built in 1977
