Updated Duplex with Private
For Sale
$348,000
7803 Orchard Woods Circle, Sacramento, CA 95828
Remodeled interiors, community amenities, and a garage support comfortable residential income use.
Property Size1,032 SF
Price / SF$337.21
Days on Market68
Property Features for 7803 Orchard Woods Circle
General Information
Standard status
Active
Size
1,032 SF
Total Parking Spaces
1
Property subtype
Duplex
Units
Unit Mix
1 x 2BR/1BA
Multifamily Units
1
Amenities
front porch
storage shed
washer and dryer
community mailbox
tennis court
pool
Central
Ceiling Fan(s)
Free Standing Refrigerator
Microwave
Pool, Cable Connected, Public, Sewer In & Connected, Composition
Building Details
Year Built
1981
Stories
1
Listing Agency:
Keller Williams Realty
(916) 280-3890
Listed By:
Charles Velasco · License #02016768
(916) 280-3890
Source:
Kw
Added: Jun 24
Changed: Aug 28
Last Checked: Aug 29 at 5:05PM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This duplex property includes a 1,032-square-foot residence with two bedrooms and one full bathroom. The interior has vaulted ceilings, an open living and dining arrangement, LVP flooring, upgraded lighting, and newer paint. The remodeled kitchen includes stainless steel appliances, a built-in microwave, refrigerator, pantry storage, updated countertops, cabinetry, sink, stove, and dishwasher. The primary bedroom offers a walk-in closet with built-in shelving, while the bathroom, dining area, and garage include additional improvements and storage. A washer and dryer are also included.
Exterior features include a front porch, private backyard, newer storage shed, single-car garage, and street parking. Community amenities include a pool and tennis court, with the front yard maintained by the HOA. The property is near Costco, shopping, dining, and everyday services, and the community mailbox is within a short walk.
Exterior features include a front porch, private backyard, newer storage shed, single-car garage, and street parking. Community amenities include a pool and tennis court, with the front yard maintained by the HOA. The property is near Costco, shopping, dining, and everyday services, and the community mailbox is within a short walk.
Key Highlights
- 1,032‑square‑foot residence with 2 bedrooms and 1 full bath
- Remodeled kitchen with stainless steel appliances and updated cabinetry
- Vaulted ceilings, open living and dining area, LVP flooring, and newer paint
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
$17,258
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
4.96%
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%
$345,160
$345.2K
Cap Rate 7%
$246,543
$246.5K
Cap Rate 9%
$191,756
$191.8K
Market Conditions
NOI Build-Up for 1,032 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
$26.0K $25.20/SF
− Vacancy
−$1.4K −$1.31/SF
EGI
$24.7K $23.89/SF
− OpEx
−$7.4K −$7.17/SF
NOI
$17.3K $16.72/SF
Area
ZIP 95828
Vacancy
5.20%
Lease Rate
$25.20 /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%
$345,160
Cap Rate 7%
$246,543
Cap Rate 9%
$191,756
Alternative Uses
Best Use
Multifamily LT 5
$246.5K
$215.7K – $287.6K
NOI $17,258 @ 7.0% cap · market cap 4.96%
Second Best
Apartment 5plus
$215.4K
$188.5K – $251.3K
NOI $15,077 @ 7.0% cap · market cap 4.33%
Theoretical Best
Office A
$274.9K
$240.6K – $320.8K
NOI $19,245 @ 7.0% cap · market cap 5.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
627
Businesses Nearby
Explore this area
Business Placement
Demographics for 95828, CA
63,116
Population
18,603
Households
3.4
Avg Household Size
36
Median Age
17%
College-Educated
77%
High-School Grad
12.4 sq mi
ZIP Area
5,090
Density / Sq Mi
$77,524
Median Household Income
$39,136
Median Earnings
$1,709
Median Rent
$377,300
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 - Remodeled interiors, community amenities, and a garage support comfortable residential income use.
Where is this duplex located?
The property is located at 7803 Orchard Woods Circle Sacramento, CA.
What is the asking price?
The asking price for this property is $348,000.
What are key features of this property?
This property features: 1,032‑square‑foot residence with 2 bedrooms and 1 full bath; Remodeled kitchen with stainless steel appliances and updated cabinetry; Vaulted ceilings, open living and dining area, LVP flooring, and newer paint
