Single-Story Duplex with Attached
For Sale
$629,500
6104 Oakgreen Circle, Carmichael, CA 95608
Two residences offer distinct layouts, private driveways, covered patios, and backyard areas shaded by mature trees.
Property Size2,668 SF
Days on Market22
Property Features for 6104 Oakgreen Circle
General Information
Standard status
Active
Size
2,668 SF
Property subtype
Duplex
Units
Unit Mix
1 x 2BR/2BA, 1 x 3BR/2BA
Multifamily Units
2
Amenities
backyard space
covered patios
mature trees
Building Details
Building Size
2,668 SF
Year Built
1968
Buildings
1
Stories
1
Listing Agency:
Coldwell Banker Realty
Listed By:
Richard Cazneaux · License #01447558
(916) 447-5900
Source:
Teamnavigate
Added: Aug 26
Changed: Sep 13
Last Checked: Sep 15 at 11:01AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Located in Carmichael’s Blue Oaks Estates, this duplex includes one 2-bedroom, 2-bath residence and one 3-bedroom, 2-bath residence. Both homes are arranged on a single level and include living and dining areas, kitchens, an attached garage, and a driveway. The property was built in 1968.
Outdoor features include backyard areas, covered patios, and mature trees. The Oakgreen Circle location is near parks, shopping, dining, and everyday amenities, while the separate garages provide off-street parking and additional storage for each residence.
Outdoor features include backyard areas, covered patios, and mature trees. The Oakgreen Circle location is near parks, shopping, dining, and everyday amenities, while the separate garages provide off-street parking and additional storage for each residence.
Key Highlights
- 2‑bedroom, 2‑bath unit paired with a 3‑bedroom, 2‑bath unit
- Single‑story layouts with living, dining, and kitchen areas
- Attached garage and driveway serving each residence
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
$38,782
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
6.16%
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%
$775,640
$775.6K
Cap Rate 7%
$554,029
$554.0K
Cap Rate 9%
$430,911
$430.9K
Market Conditions
NOI Build-Up for 2,668 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
$59.2K $22.20/SF
− Vacancy
−$3.8K −$1.43/SF
EGI
$55.4K $20.77/SF
− OpEx
−$16.6K −$6.23/SF
NOI
$38.8K $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%
$775,640
Cap Rate 7%
$554,029
Cap Rate 9%
$430,911
Alternative Uses
Best Use
Multifamily LT 5
$554.0K
$484.8K – $646.4K
NOI $38,782 @ 7.0% cap · market cap 6.16%
Second Best
Apartment 5plus
$508.8K
$445.2K – $593.6K
NOI $35,613 @ 7.0% cap · market cap 5.66%
Theoretical Best
Office A
$710.8K
$621.9K – $829.2K
NOI $49,754 @ 7.0% cap · market cap 7.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
589
Businesses Nearby
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Business Placement
Demographics for 95608, CA
65,367
Population
27,312
Households
2.4
Avg Household Size
43
Median Age
36%
College-Educated
92%
High-School Grad
13.2 sq mi
ZIP Area
4,952
Density / Sq Mi
$83,638
Median Household Income
$45,625
Median Earnings
$1,549
Median Rent
$565,600
Median Home Value
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences offer distinct layouts, private driveways, covered patios, and backyard areas shaded by mature trees.
Where is this duplex located?
The property is located at 6104 Oakgreen Circle Carmichael, CA.
What is the asking price?
The asking price for this property is $629,500.
What are key features of this property?
This property features: 2‑bedroom, 2‑bath unit paired with a 3‑bedroom, 2‑bath unit; Single‑story layouts with living, dining, and kitchen areas; Attached garage and driveway serving each residence
