Two-Home Multifamily
For Sale
$389,000
665 Cedar Street, West Sacramento, CA 95691
Separate residences support owner occupancy, extended-family living, or leasing arrangements on a single parcel.
Property Size1,568 SF
Price / SF$248.09
Days on Market11
Property Features for 665 Cedar Street
General Information
Standard status
Active
Size
1,568 SF
Property subtype
Multi Family
Units
Unit Mix
1 x 3BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Building Details
Year Built
1952
Buildings
2
Listing Agency:
Sterling Royal Real Estate
(916) 296-0421
Listed By:
Andres P. Farias · License #02084297
(916) 248-1332
Source:
Exitrealty
Added: Aug 30
Changed: Sep 8
Last Checked: Sep 7 at 3:04PM
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 Sterling Royal Real Estate
Investment Insights
Based on property information with market context.
This multifamily property includes two separate residences on one lot. The primary home contains 3 bedrooms, 1 bathroom, and approximately 943 square feet of living space. The second residence provides 1 bedroom, 1 bathroom, and approximately 625 square feet, creating a distinct two-home configuration.
Located at 665 Cedar St in West Sacramento, the property is near Sutter Health Park, Downtown Sacramento, shopping, dining, and major amenities. The layout supports several documented occupancy approaches, including living in one residence while leasing the other, housing extended family, or leasing both homes.
Located at 665 Cedar St in West Sacramento, the property is near Sutter Health Park, Downtown Sacramento, shopping, dining, and major amenities. The layout supports several documented occupancy approaches, including living in one residence while leasing the other, housing extended family, or leasing both homes.
Key Highlights
- Two separate homes situated on one lot
- Main residence includes 3 bedrooms, 1 bathroom, and approximately 943 square feet
- Second home offers 1 bedroom, 1 bathroom, and approximately 625 square feet
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
$20,407
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
5.25%
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%
$408,140
$408.1K
Cap Rate 7%
$291,529
$291.5K
Cap Rate 9%
$226,744
$226.7K
Market Conditions
NOI Build-Up for 1,568 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
$39.5K $25.20/SF
− Vacancy
−$2.4K −$1.54/SF
EGI
$37.1K $23.66/SF
− OpEx
−$16.7K −$10.65/SF
NOI
$20.4K $13.01/SF
Area
Yolo County, CA
Vacancy
6.10%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$408,140
Cap Rate 7%
$291,529
Cap Rate 9%
$226,744
Alternative Uses
Best Use
Apartment 5plus
$291.5K
$255.1K – $340.1K
NOI $20,407 @ 7.0% cap · market cap 5.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$423.1K
$370.2K – $493.6K
NOI $29,616 @ 7.0% cap · market cap 7.61%
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
882
Businesses Nearby
Explore this area
Business Placement
Demographics for 95691, CA
39,849
Population
14,826
Households
2.7
Avg Household Size
37
Median Age
37%
College-Educated
89%
High-School Grad
39.0 sq mi
ZIP Area
1,022
Density / Sq Mi
$100,822
Median Household Income
$53,351
Median Earnings
$1,543
Median Rent
$532,400
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Multifamily property - Separate residences support owner occupancy, extended-family living, or leasing arrangements on a single parcel.
Where is this multifamily property located?
The property is located at 665 Cedar Street West Sacramento, CA.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: Two separate homes situated on one lot; Main residence includes 3 bedrooms, 1 bathroom, and approximately 943 square feet; Second home offers 1 bedroom, 1 bathroom, and approximately 625 square feet
