Updated Duplex With Attached
For Sale
$575,000
5665 Brush Creek Drive, Stockton, CA 95207
Two residences offer a three-bedroom and two-bedroom configuration with private outdoor space and current tenant occupancy.
Property Size2,386 SF
Price / SF$240.99
Days on Market10
Property Features for 5665 Brush Creek Drive
General Information
Standard status
Active
Size
2,386 SF
Total Parking Spaces
2
Property subtype
Multi Family
Occupancy
100%
Units
Unit Mix
1 x 3BR, 1 x 2BR
Multifamily Units
2
Additional Details
Gross Income
$46,932
Taxes and HOA fees
Annual Taxes
$6,418
Amenities
private patio
vaulted ceilings
fireplace
Building Details
Year Built
1979
Year Renovated
2021
Tenancy
Multi
Listing Agency:
Trusted Realty & Mortgage
(408) 666-1326
Listed By:
Trisha La · License #01364757
(408) 666-1326
Source:
Exitrealty
Added: Aug 20
Changed: Aug 24
Last Checked: Aug 28 at 7:35AM
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 Trusted Realty & Mortgage
Investment Insights
Based on property information with market context.
This duplex contains two separate residences, including one three-bedroom unit and one two-bedroom unit. The property includes an attached 2-car garage, a private patio, vaulted ceilings, and a fireplace. Improvements completed in 2021 included new flooring, interior paint, remodeled kitchens and bathrooms, dual-pane windows, siding, lighting, and fixtures.
Both units are occupied by long-term, month-to-month tenants. The 2,386-square-foot property was built in 1979 and is located in Stockton’s Quail Lakes community within the Lincoln Unified School District. Shopping, dining, parks, and commuter routes are nearby.
Both units are occupied by long-term, month-to-month tenants. The 2,386-square-foot property was built in 1979 and is located in Stockton’s Quail Lakes community within the Lincoln Unified School District. Shopping, dining, parks, and commuter routes are nearby.
Key Highlights
- Two‑unit property with one 3‑bedroom residence and one 2‑bedroom residence
- 2,386 square feet; built in 1979
- 2021 improvements included remodeled kitchens and bathrooms, flooring, paint, windows, siding, lighting, and fixtures
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
$35,150
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
6.11%
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%
$703,000
$703.0K
Cap Rate 7%
$502,143
$502.1K
Cap Rate 9%
$390,556
$390.6K
Market Conditions
NOI Build-Up for 2,386 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
$53.0K $22.20/SF
− Vacancy
−$2.8K −$1.15/SF
EGI
$50.2K $21.05/SF
− OpEx
−$15.1K −$6.31/SF
NOI
$35.2K $14.73/SF
Area
ZIP 95207
Vacancy
5.20%
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%
$703,000
Cap Rate 7%
$502,143
Cap Rate 9%
$390,556
Alternative Uses
Best Use
Multifamily LT 5
$502.1K
$439.4K – $585.8K
NOI $35,150 @ 7.0% cap · market cap 6.11%
Second Best
Apartment 5plus
$461.3K
$403.7K – $538.2K
NOI $32,293 @ 7.0% cap · market cap 5.62%
Theoretical Best
Office A
$791.9K
$692.9K – $923.9K
NOI $55,432 @ 7.0% cap · market cap 9.64%
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
840
Businesses Nearby
Explore this area
Business Placement
Demographics for 95207, CA
52,465
Population
20,300
Households
2.6
Avg Household Size
34
Median Age
20%
College-Educated
83%
High-School Grad
7.2 sq mi
ZIP Area
7,287
Density / Sq Mi
$68,767
Median Household Income
$38,463
Median Earnings
$1,549
Median Rent
$409,000
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 offer a three-bedroom and two-bedroom configuration with private outdoor space and current tenant occupancy.
Where is this duplex located?
The property is located at 5665 Brush Creek Drive Stockton, CA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Two‑unit property with one 3‑bedroom residence and one 2‑bedroom residence; 2,386 square feet; built in 1979; 2021 improvements included remodeled kitchens and bathrooms, flooring, paint, windows, siding, lighting, and fixtures
