Two-Unit Duplex with Private
New
For Sale
$649,000
5513 Engle Road, Carmichael, CA 95608
Two residences provide private outdoor space, attached garage parking, and central heating and air conditioning.
Property Size2,000 SF
Price / SF$324.50
Days on Market6
Property Features for 5513 Engle Road
General Information
Standard status
Active
Size
2,000 SF
Total Parking Spaces
4
Property subtype
Multi Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Parking per Unit
2
Taxes and HOA fees
Annual Taxes
$5,700
Building Details
Year Built
1976
Listing Agency:
Worley Real Estate Inc.
(916) 541-5835
Listed By:
Jacob D. Worley · License #01420287
(916) 541-5835
Source:
Exitrealty
Added: Aug 16
Changed: Aug 20
Last Checked: Aug 21 at 4:18AM
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 Worley Real Estate Inc.
Investment Insights
Based on property information with market context.
This 2,000-square-foot duplex, built in 1976, contains two 2-bedroom, 2-bathroom residences. Each unit offers an open floor plan, generous living areas, central heating and air conditioning, a fireplace, and an attached 2-car garage. Private backyards and an oversized driveway add outdoor space and off-street parking for residents and guests.
The property is located in Carmichael near shopping, restaurants, schools, and daily conveniences. La Sierra Community Center is nearby with sports fields, playgrounds, gymnasiums, and year-round recreational programs. Neighborhood parks and the American River Parkway provide additional access to walking, cycling, and outdoor activities.
The property is located in Carmichael near shopping, restaurants, schools, and daily conveniences. La Sierra Community Center is nearby with sports fields, playgrounds, gymnasiums, and year-round recreational programs. Neighborhood parks and the American River Parkway provide additional access to walking, cycling, and outdoor activities.
Key Highlights
- Two 2‑bedroom, 2‑bathroom units within a 2,000‑square‑foot duplex
- Each residence includes an attached 2‑car garage and private backyard
- Central heating and air conditioning plus a fireplace in both units
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
$29,072
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
4.48%
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%
$581,440
$581.4K
Cap Rate 7%
$415,314
$415.3K
Cap Rate 9%
$323,022
$323.0K
Market Conditions
NOI Build-Up for 2,000 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
$44.4K $22.20/SF
− Vacancy
−$2.9K −$1.43/SF
EGI
$41.5K $20.77/SF
− OpEx
−$12.5K −$6.23/SF
NOI
$29.1K $14.54/SF
Area
Sacramento County, CA
Vacancy
6.46%
Lease Rate
$22.20 /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%
$581,440
Cap Rate 7%
$415,314
Cap Rate 9%
$323,022
Alternative Uses
Best Use
Multifamily LT 5
$415.3K
$363.4K – $484.5K
NOI $29,072 @ 7.0% cap · market cap 4.48%
Second Best
Apartment 5plus
$381.4K
$333.7K – $444.9K
NOI $26,696 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$532.8K
$466.2K – $621.6K
NOI $37,297 @ 7.0% cap · market cap 5.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
937
Businesses Nearby
Explore this area
Business Placement
Demographics for 95608, CA
65,367
Population
27,312
Households
2.4
Avg Household Size
43
Median Age
36%
College-Educated
92%
High-School Grad
13.2 sq mi
ZIP Area
4,952
Density / Sq Mi
$83,638
Median Household Income
$45,625
Median Earnings
$1,549
Median Rent
$565,600
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 residences provide private outdoor space, attached garage parking, and central heating and air conditioning.
Where is this duplex located?
The property is located at 5513 Engle Road Carmichael, CA.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: Two 2‑bedroom, 2‑bathroom units within a 2,000‑square‑foot duplex; Each residence includes an attached 2‑car garage and private backyard; Central heating and air conditioning plus a fireplace in both units
