Two-Unit Duplex with Private
For Sale
$779,000
5922 El Sol Way, Citrus Heights, CA 95621
Corner-lot income property with updated kitchens, fenced outdoor areas, and attached garages for both residences.
Property Size2,168 SF
Price / SF$359.32
Days on Market100
Property Features for 5922 El Sol Way
General Information
Standard status
Active
Size
2,168 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Parking per Unit
2
Amenities
fireplace
skylight
fenced backyard
Building Details
Year Built
1983
Listing Agency:
Navigate Realty
(916) 402-2307
Listed By:
Denice M. Dell · License #01425525
(916) 402-2307
Source:
Exitrealty
Added: May 24
Changed: Aug 30
Last Checked: Aug 31 at 4:38PM
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 Navigate Realty
Investment Insights
Based on property information with market context.
This 1983 duplex contains two 1,084-square-foot residences, each with two bedrooms, two full bathrooms, and a two-car garage. Both floor plans include bright living rooms with large windows, brick-accented fireplaces, primary suites with private bathrooms, and fenced backyard areas. Kitchen finishes vary by unit, including one remodeled kitchen with wood cabinetry, quartz counters, stainless steel appliances, and a skylight, while the other has white cabinetry, appliances, and its own skylight. Interior and exterior paint updates have been completed in one residence, with exterior repainting completed at the other.
The property occupies a corner lot across from a nature area in Citrus Heights. Shopping, dining, grocery stores, and daily services are located just minutes away. The two-unit configuration, private outdoor space, and separate garage capacity support both investment and owner-occupant use.
The property occupies a corner lot across from a nature area in Citrus Heights. Shopping, dining, grocery stores, and daily services are located just minutes away. The two-unit configuration, private outdoor space, and separate garage capacity support both investment and owner-occupant use.
Key Highlights
- Two 1,084‑square‑foot units, each with 2 bedrooms and 2 full bathrooms
- Each residence includes a 2‑car garage and a private, fully fenced backyard
- Built in 1983 on a corner lot across from a nature area
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
$31,514
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
4.05%
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%
$630,280
$630.3K
Cap Rate 7%
$450,200
$450.2K
Cap Rate 9%
$350,156
$350.2K
Market Conditions
NOI Build-Up for 2,168 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
$48.1K $22.20/SF
− Vacancy
−$3.1K −$1.43/SF
EGI
$45.0K $20.77/SF
− OpEx
−$13.5K −$6.23/SF
NOI
$31.5K $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%
$630,280
Cap Rate 7%
$450,200
Cap Rate 9%
$350,156
Alternative Uses
Best Use
Multifamily LT 5
$450.2K
$393.9K – $525.2K
NOI $31,514 @ 7.0% cap · market cap 4.05%
Second Best
Apartment 5plus
$413.4K
$361.7K – $482.3K
NOI $28,939 @ 7.0% cap · market cap 3.71%
Theoretical Best
Office A
$577.6K
$505.4K – $673.8K
NOI $40,429 @ 7.0% cap · market cap 5.19%
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
649
Businesses Nearby
Explore this area
Business Placement
Demographics for 95621, CA
42,941
Population
17,284
Households
2.5
Avg Household Size
40
Median Age
20%
College-Educated
90%
High-School Grad
6.7 sq mi
ZIP Area
6,409
Density / Sq Mi
$77,377
Median Household Income
$43,789
Median Earnings
$1,776
Median Rent
$401,900
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 - Corner-lot income property with updated kitchens, fenced outdoor areas, and attached garages for both residences.
Where is this duplex located?
The property is located at 5922 El Sol Way Citrus Heights, CA.
What is the asking price?
The asking price for this property is $779,000.
What are key features of this property?
This property features: Two 1,084‑square‑foot units, each with 2 bedrooms and 2 full bathrooms; Each residence includes a 2‑car garage and a private, fully fenced backyard; Built in 1983 on a corner lot across from a nature area
