Two-Unit Duplex with
For Sale
$485,000
Pending
6115 Grigsby Place, Stockton, CA 95219
Each residence includes two bedrooms, one bathroom, and access to HOA amenities including a clubhouse and seasonal pool.
Property Size1,880 SF
Days on Market84
Property Features for 6115 Grigsby Place
General Information
Standard status
Pending
Size
1,880 SF
Total Parking Spaces
2
Property subtype
Multi Family
Property Condition
Severity
Repairs Needed
Evidence
could benefit from some TLC
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
security gate
common areas
clubhouse
swimming pool
Building Details
Year Built
1972
Listing Agency:
KW Central Valley
(209) 470-7366
Listed By:
Johanne D. Reno · License #01464086
(209) 470-7366
Source:
Exitrealty
Added: Jun 10
Changed: Aug 31
Last Checked: Aug 31 at 4:23PM
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 KW Central Valley
Investment Insights
Based on property information with market context.
This two-unit duplex contains 1,880 square feet and was built in 1972. Each side provides two bedrooms and one bathroom, with dual-pane windows and ceiling fans in the living room, dining area, and both bedrooms. The property also includes a 2-car garage and a gated private entrance.
One residence is occupied by a long-term tenant, while the other provides additional unit space within the same property. Residents have access to maintained common areas, a clubhouse, and a swimming pool during the summer months. The property is located near shopping, dining, Highway 5, and the Lincoln Unified School District.
One residence is occupied by a long-term tenant, while the other provides additional unit space within the same property. Residents have access to maintained common areas, a clubhouse, and a swimming pool during the summer months. The property is located near shopping, dining, Highway 5, and the Lincoln Unified School District.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 bath on each side
- 1,880 square feet; built in 1972
- 2‑car garage and gated private entrance
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
$26,319
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
5.43%
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%
$526,380
$526.4K
Cap Rate 7%
$375,986
$376.0K
Cap Rate 9%
$292,433
$292.4K
Market Conditions
NOI Build-Up for 1,880 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
$40.6K $21.60/SF
− Vacancy
−$3.0K −$1.60/SF
EGI
$37.6K $20.00/SF
− OpEx
−$11.3K −$6.00/SF
NOI
$26.3K $14.00/SF
Area
Stockton, CA
Vacancy
7.41%
Lease Rate
$21.60 /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%
$526,380
Cap Rate 7%
$375,986
Cap Rate 9%
$292,433
Alternative Uses
Best Use
Multifamily LT 5
$376.0K
$329.0K – $438.7K
NOI $26,319 @ 7.0% cap · market cap 5.43%
Second Best
Apartment 5plus
$326.9K
$286.0K – $381.3K
NOI $22,880 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$508.4K
$444.9K – $593.1K
NOI $35,588 @ 7.0% cap · market cap 7.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
232
Businesses Nearby
Explore this area
Business Placement
Demographics for 95219, CA
29,392
Population
11,817
Households
2.5
Avg Household Size
39
Median Age
38%
College-Educated
91%
High-School Grad
116.9 sq mi
ZIP Area
251
Density / Sq Mi
$105,300
Median Household Income
$54,426
Median Earnings
$1,855
Median Rent
$539,900
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 - Each residence includes two bedrooms, one bathroom, and access to HOA amenities including a clubhouse and seasonal pool.
Where is this duplex located?
The property is located at 6115 Grigsby Place Stockton, CA.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 bath on each side; 1,880 square feet; built in 1972; 2‑car garage and gated private entrance
