Two-Unit Residential
For Sale
$449,000
Pending
6331 Shiloh Way, Sacramento, CA 95841
Duplex with two spacious 2-bedroom, 1-bath units, offering residential income potential.
Property Size1,834 SF
Days on Market52
Property Features for 6331 Shiloh Way
General Information
Standard status
Pending
Size
1,834 SF
Property subtype
Multi Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Year Built
1977
Listing Agency:
Frey And Associates
(916) 645-9922
Listed By:
Michael Breinke · License #02092804
(916) 708-8206
Source:
Exitrealty
Added: Jul 16
Changed: Aug 8
Last Checked: Jul 25 at 4:49AM
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 Frey And Associates
Investment Insights
Based on property information with market context.
This duplex features two separate residential units, each configured as 2 bedrooms and 1 bathroom. The property is presented as an income-producing option, suitable for either investment ownership or owner-occupied rental use.
The address is 6331 Shiloh Way in Sacramento, with access described as convenient to shopping, restaurants, schools, parks, and major freeways.
Both units provide a practical, repeatable layout within a single duplex building, supporting straightforward tenant configuration and ongoing residential rental operations.
The address is 6331 Shiloh Way in Sacramento, with access described as convenient to shopping, restaurants, schools, parks, and major freeways.
Both units provide a practical, repeatable layout within a single duplex building, supporting straightforward tenant configuration and ongoing residential rental operations.
Key Highlights
- Duplex built in 1977
- Two units total, each a 2‑bedroom, 1‑bath layout
- Each unit described as spacious
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
$31,300
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
6.97%
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%
$626,000
$626.0K
Cap Rate 7%
$447,143
$447.1K
Cap Rate 9%
$347,778
$347.8K
Market Conditions
NOI Build-Up for 1,834 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
$47.3K $25.80/SF
− Vacancy
−$2.6K −$1.42/SF
EGI
$44.7K $24.38/SF
− OpEx
−$13.4K −$7.31/SF
NOI
$31.3K $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%
$626,000
Cap Rate 7%
$447,143
Cap Rate 9%
$347,778
Alternative Uses
Best Use
Multifamily LT 5
$447.1K
$391.3K – $521.7K
NOI $31,300 @ 7.0% cap · market cap 6.97%
Second Best
Apartment 5plus
$411.5K
$360.1K – $480.1K
NOI $28,808 @ 7.0% cap · market cap 6.42%
Theoretical Best
Specialty Retail
$492.8K
$431.2K – $575.0K
NOI $34,498 @ 7.0% cap · market cap 7.68%
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
636
Businesses Nearby
Explore this area
Business Placement
Demographics for 95841, CA
21,873
Population
8,817
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
93%
High-School Grad
3.9 sq mi
ZIP Area
5,608
Density / Sq Mi
$62,305
Median Household Income
$40,388
Median Earnings
$1,577
Median Rent
$414,200
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 - Duplex with two spacious 2-bedroom, 1-bath units, offering residential income potential.
Where is this duplex located?
The property is located at 6331 Shiloh Way Sacramento, CA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Duplex built in 1977; Two units total, each a 2‑bedroom, 1‑bath layout; Each unit described as spacious
