Remodeled Duplex with Attached
For Sale
$735,000
5844 Fledgling Court, Fair Oaks, CA 95628
Remodeled two-unit property with private backyards, updated interiors, and current tenant occupancy.
Property Size2,343 SF
Days on Market12
Property Features for 5844 Fledgling Court
General Information
Standard status
Active
Size
2,343 SF
Total Parking Spaces
2
Property subtype
Duplex
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
1 x 2BR/2BA, 1 x 3BR/2BA
Multifamily Units
2
Amenities
in-unit laundry hook-ups
private backyards
Building Details
Building Size
2,343 SF
Year Built
1978
Buildings
1
Stories
1
Listing Agency:
The McGill Team
(916) 496-3120
Listed By:
Matthew McGill · License #01061567
Source:
Teamnavigate
Added: Jul 29
Changed: Aug 8
Last Checked: Aug 8 at 9:41AM
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 The McGill Team
Investment Insights
Based on property information with market context.
Built in 1978, this single-story duplex includes a two-bedroom, two-bath residence and a three-bedroom, two-bath residence. Each unit has an attached garage, laundry hookups, a private backyard, vaulted ceilings, and an open kitchen layout. Interior improvements include porcelain tile wood-look flooring, updated cabinetry, Quartz countertops, appliances, and remodeled bathrooms with new vanities, lighting, tubs, shower surrounds, sinks, and faucets. The property also features a brand-new roof with a 2026 warranty, newer HVAC installed in 2021, and newer fencing completed in 2024.
Located on Fledgling Court in Fair Oaks, the duplex is positioned near Fair Oaks Boulevard, with access to highways, shopping, and dining. Both residences are currently tenant-occupied, and the property is within the San Juan Unified School District attendance area.
Located on Fledgling Court in Fair Oaks, the duplex is positioned near Fair Oaks Boulevard, with access to highways, shopping, and dining. Both residences are currently tenant-occupied, and the property is within the San Juan Unified School District attendance area.
Key Highlights
- Two‑unit duplex with 2‑bedroom and 3‑bedroom floor plans
- Attached garage and laundry hookups for each residence
- Brand‑new roof with 2026 warranty; HVAC replaced in 2021
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
$34,058
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
4.63%
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%
$681,160
$681.2K
Cap Rate 7%
$486,543
$486.5K
Cap Rate 9%
$378,422
$378.4K
Market Conditions
NOI Build-Up for 2,343 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
$52.0K $22.20/SF
− Vacancy
−$3.4K −$1.43/SF
EGI
$48.7K $20.77/SF
− OpEx
−$14.6K −$6.23/SF
NOI
$34.1K $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%
$681,160
Cap Rate 7%
$486,543
Cap Rate 9%
$378,422
Alternative Uses
Best Use
Multifamily LT 5
$486.5K
$425.7K – $567.6K
NOI $34,058 @ 7.0% cap · market cap 4.63%
Second Best
Apartment 5plus
$446.8K
$390.9K – $521.3K
NOI $31,275 @ 7.0% cap · market cap 4.26%
Theoretical Best
Office A
$624.2K
$546.2K – $728.2K
NOI $43,693 @ 7.0% cap · market cap 5.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,058
Businesses Nearby
Explore this area
Business Placement
Demographics for 95628, CA
42,824
Population
17,417
Households
2.5
Avg Household Size
46
Median Age
44%
College-Educated
96%
High-School Grad
12.9 sq mi
ZIP Area
3,320
Density / Sq Mi
$111,582
Median Household Income
$57,050
Median Earnings
$1,857
Median Rent
$615,400
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?
Duplex - Remodeled two-unit property with private backyards, updated interiors, and current tenant occupancy.
Where is this duplex located?
The property is located at 5844 Fledgling Court Fair Oaks, CA.
What is the asking price?
The asking price for this property is $735,000.
What are key features of this property?
This property features: Two‑unit duplex with 2‑bedroom and 3‑bedroom floor plans; Attached garage and laundry hookups for each residence; Brand‑new roof with 2026 warranty; HVAC replaced in 2021
