Updated Two-Unit
For Sale
$777,000
6 Topam Court, Sacramento, CA 95833
Two separately deeded residences offer flexible ownership and rental-income potential on a corner lot.
Property Size2,098 SF
Price / SF$370.35
Days on Market200
Property Features for 6 Topam Court
General Information
Standard status
Active
Size
2,098 SF
Property subtype
Multi Family
Building Details
Year Built
1981
Listing Agency:
1st Choice Realty & Associates
(916) 968-1627
Listed By:
Ruth E. Carter · License #01475046
(916) 968-1627
Source:
Exitrealty
Added: Feb 13
Changed: Aug 31
Last Checked: Aug 31 at 2:14PM
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 1st Choice Realty & Associates
Investment Insights
Based on property information with market context.
This duplex consists of two separately deeded residences totaling 2,098 square feet. The home at 2 Topam Ct includes two bedrooms and two bathrooms, along with new interior paint, new flooring throughout, and refreshed bathroom vanities. The residence at 6 Topam Ct provides two bedrooms and one bathroom with a comparable floor plan and room for further personalization. Both units were built in 1981 and are included in the offering.
Positioned on a quiet corner lot, the property is near downtown Sacramento, the airport, river bike trails, parks, shopping, and public transportation. The two separate APNs provide distinct ownership records for each side of the duplex.
Positioned on a quiet corner lot, the property is near downtown Sacramento, the airport, river bike trails, parks, shopping, and public transportation. The two separate APNs provide distinct ownership records for each side of the duplex.
Key Highlights
- Two‑unit duplex totaling 2,098 square feet
- Separate APNs for 2 Topam Ct and 6 Topam Ct
- 2 Topam Ct: 2 bedrooms, 2 bathrooms, new paint and flooring
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
$35,806
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
4.61%
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%
$716,120
$716.1K
Cap Rate 7%
$511,514
$511.5K
Cap Rate 9%
$397,844
$397.8K
Market Conditions
NOI Build-Up for 2,098 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
$54.1K $25.80/SF
− Vacancy
−$3.0K −$1.42/SF
EGI
$51.2K $24.38/SF
− OpEx
−$15.3K −$7.31/SF
NOI
$35.8K $17.07/SF
Area
Sacramento, CA
Vacancy
5.50%
Lease Rate
$25.80 /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%
$716,120
Cap Rate 7%
$511,514
Cap Rate 9%
$397,844
Alternative Uses
Best Use
Multifamily LT 5
$511.5K
$447.6K – $596.8K
NOI $35,806 @ 7.0% cap · market cap 4.61%
Second Best
Apartment 5plus
$470.8K
$411.9K – $549.3K
NOI $32,955 @ 7.0% cap · market cap 4.24%
Theoretical Best
Specialty Retail
$563.8K
$493.3K – $657.7K
NOI $39,463 @ 7.0% cap · market cap 5.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
289
Businesses Nearby
Explore this area
Business Placement
Demographics for 95833, CA
40,195
Population
16,751
Households
2.4
Avg Household Size
34
Median Age
32%
College-Educated
89%
High-School Grad
8.1 sq mi
ZIP Area
4,962
Density / Sq Mi
$87,016
Median Household Income
$50,997
Median Earnings
$1,835
Median Rent
$439,700
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 separately deeded residences offer flexible ownership and rental-income potential on a corner lot.
Where is this duplex located?
The property is located at 6 Topam Court Sacramento, CA.
What is the asking price?
The asking price for this property is $777,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,098 square feet; Separate APNs for 2 Topam Ct and 6 Topam Ct; 2 Topam Ct: 2 bedrooms, 2 bathrooms, new paint and flooring
