Two-Home Duplex
For Sale
$525,000
57 Lambuth Avenue, Oakdale, CA 95361
Two well-maintained homes on one lot with separate access, inside laundry, and a one-car garage.
Property Size1,313 SF
Price / SF$399.85
Days on Market76
Property Features for 57 Lambuth Avenue
General Information
Standard status
Active
Size
1,313 SF
Total Parking Spaces
1
Property subtype
Multi Family
Occupancy
100%
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,902
Building Details
Year Built
1946
Tenancy
Multi
Listing Agency:
Touchdown Properties
(209) 847-7087
Listed By:
Rachel Galvin Jones · License #01078957
(209) 402-7925
Source:
Exitrealty
Added: Jun 24
Changed: Aug 8
Last Checked: Jul 31 at 6:54AM
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 Touchdown Properties
Investment Insights
Based on property information with market context.
This property consists of two well-maintained homes on one lot. The main home includes hardwood floors, an updated kitchen and bathroom, an inside laundry/mud room, and a one-car garage. The second home has separate access through the alley, an inside laundry area, and its own private yard.
The seller states the property is at 100% occupancy with a strong rental history. The location is described as convenient to downtown Oakdale, with easy access to shopping, restaurants, bars, public transportation, and Magnolia Elementary School.
Owner carry is described as possible and preferred. The property is offered for sale at 57 Lambuth Avenue, Oakdale, CA 95361.
The seller states the property is at 100% occupancy with a strong rental history. The location is described as convenient to downtown Oakdale, with easy access to shopping, restaurants, bars, public transportation, and Magnolia Elementary School.
Owner carry is described as possible and preferred. The property is offered for sale at 57 Lambuth Avenue, Oakdale, CA 95361.
Key Highlights
- Two homes on one lot with separate access through the alley and private yard for the second home
- Main home features hardwood floors, updated kitchen and bathroom, inside laundry/mud room, and a one‑car garage
- Second home includes inside laundry and its own private yard, with separate alley 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
$17,765
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
3.38%
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%
$355,300
$355.3K
Cap Rate 7%
$253,786
$253.8K
Cap Rate 9%
$197,389
$197.4K
Market Conditions
NOI Build-Up for 1,313 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
$26.0K $19.80/SF
− Vacancy
−$619 −$0.47/SF
EGI
$25.4K $19.33/SF
− OpEx
−$7.6K −$5.80/SF
NOI
$17.8K $13.53/SF
Area
Stanislaus County, CA
Vacancy
2.38%
Lease Rate
$19.80 /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%
$355,300
Cap Rate 7%
$253,786
Cap Rate 9%
$197,389
Alternative Uses
Best Use
Multifamily LT 5
$253.8K
$222.1K – $296.1K
NOI $17,765 @ 7.0% cap · market cap 3.38%
Second Best
Apartment 5plus
$234.2K
$204.9K – $273.2K
NOI $16,391 @ 7.0% cap · market cap 3.12%
Theoretical Best
Office A
$610.3K
$534.0K – $712.0K
NOI $42,719 @ 7.0% cap · market cap 8.14%
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
821
Businesses Nearby
Explore this area
Business Placement
Demographics for 95361, CA
35,019
Population
12,913
Households
2.7
Avg Household Size
40
Median Age
24%
College-Educated
86%
High-School Grad
217.4 sq mi
ZIP Area
161
Density / Sq Mi
$91,381
Median Household Income
$47,508
Median Earnings
$1,496
Median Rent
$479,900
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 well-maintained homes on one lot with separate access, inside laundry, and a one-car garage.
Where is this duplex located?
The property is located at 57 Lambuth Avenue Oakdale, CA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Two homes on one lot with separate access through the alley and private yard for the second home; Main home features hardwood floors, updated kitchen and bathroom, inside laundry/mud room, and a one‑car garage; Second home includes inside laundry and its own private yard, with separate alley access
