Duplex Requiring Roof
For Sale
$400,000
Pending
721 W Acacia Street, Stockton, CA 95203
Both units are occupied, with roof replacement needed.
Property Size900 SF
Days on Market62
Property Features for 721 W Acacia Street
General Information
Standard status
Pending
Size
900 SF
Property subtype
Multi Family
Occupancy
100%
Property Condition
Severity
Repairs Needed
Evidence
needs a roof
Additional Details
Multifamily Units
2
Building Details
Year Built
1915
Listing Agency:
Cornerstone Real Estate Group
(209) 598-0808
Listed By:
Jose N Cipriano · License #02203160
(209) 598-0808
Source:
Exitrealty
Added: Jul 1
Changed: Aug 30
Last Checked: Aug 30 at 2:54PM
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 Cornerstone Real Estate Group
Investment Insights
Based on property information with market context.
This 1915 duplex contains two occupied residential units. The property requires roof replacement, making the roof condition a central consideration for ownership and planning. Located on W Acacia Street in Stockton, California, the building offers an existing occupied configuration within an established residential property.
Key Highlights
- Two‑unit duplex configuration
- Both units are currently occupied
- Roof replacement is needed
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
$12,600
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
3.15%
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%
$252,000
$252.0K
Cap Rate 7%
$180,000
$180.0K
Cap Rate 9%
$140,000
$140.0K
Market Conditions
NOI Build-Up for 900 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
$19.4K $21.60/SF
− Vacancy
−$1.4K −$1.60/SF
EGI
$18.0K $20.00/SF
− OpEx
−$5.4K −$6.00/SF
NOI
$12.6K $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%
$252,000
Cap Rate 7%
$180,000
Cap Rate 9%
$140,000
Alternative Uses
Best Use
Multifamily LT 5
$180.0K
$157.5K – $210.0K
NOI $12,600 @ 7.0% cap · market cap 3.15%
Second Best
Apartment 5plus
$156.5K
$136.9K – $182.6K
NOI $10,953 @ 7.0% cap · market cap 2.74%
Theoretical Best
Office A
$243.4K
$213.0K – $284.0K
NOI $17,037 @ 7.0% cap · market cap 4.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,226
Businesses Nearby
Explore this area
Business Placement
Demographics for 95203, CA
18,064
Population
5,858
Households
3.1
Avg Household Size
34
Median Age
17%
College-Educated
69%
High-School Grad
6.2 sq mi
ZIP Area
2,914
Density / Sq Mi
$64,710
Median Household Income
$32,927
Median Earnings
$1,248
Median Rent
$349,800
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 - Both units are occupied, with roof replacement needed.
Where is this duplex located?
The property is located at 721 W Acacia Street Stockton, CA.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Two‑unit duplex configuration; Both units are currently occupied; Roof replacement is needed
