2023 Two-Unit
For Sale
$629,999
806 Nogales Street, Sacramento, CA 95838
Fully rented duplex with contemporary interiors, separate floor plans, and an owned solar system serving the larger residence.
Property Size1,591 SF
Price / SF$395.98
Days on Market227
Property Features for 806 Nogales Street
General Information
Standard status
Active
Size
1,591 SF
Property subtype
Multi Family
Occupancy
100%
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Building Details
Year Built
2023
Tenancy
Multi
Listing Agency:
Infinity Financial & Realty
(916) 753-4230
Listed By:
Sergey A. Areston · License #01866437
(916) 753-4230
Source:
Exitrealty
Added: Jan 16
Changed: Aug 30
Last Checked: Aug 30 at 1:49PM
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 Infinity Financial & Realty
Investment Insights
Based on property information with market context.
Built in 2023, this duplex contains two fully rented residences totaling 1,591 square feet. The unit mix includes a three-bedroom, two-bath home and a two-bedroom, one-bath home, providing distinct layouts within the same property. Both interiors feature open living, dining, and kitchen areas with laminate flooring, light oak cabinetry, quartz countertops, and GE appliances. The larger unit includes an owned solar system.
The property is located at 806 Nogales Street in Sacramento and sits on a cul-de-sac without through traffic. Downtown Sacramento is less than 15 minutes away by drive, with Natomas Marketplace, shopping, and entertainment also nearby. The property has no HOA or Mello-Roos, and both residences are occupied by long-term tenants.
The property is located at 806 Nogales Street in Sacramento and sits on a cul-de-sac without through traffic. Downtown Sacramento is less than 15 minutes away by drive, with Natomas Marketplace, shopping, and entertainment also nearby. The property has no HOA or Mello-Roos, and both residences are occupied by long-term tenants.
Key Highlights
- Two‑unit duplex built in 2023
- 1,591 SF total property size
- Unit mix includes 3 bed/2 bath and 2 bed/1 bath residences
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
$27,153
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
4.31%
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%
$543,060
$543.1K
Cap Rate 7%
$387,900
$387.9K
Cap Rate 9%
$301,700
$301.7K
Market Conditions
NOI Build-Up for 1,591 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
$41.0K $25.80/SF
− Vacancy
−$2.3K −$1.42/SF
EGI
$38.8K $24.38/SF
− OpEx
−$11.6K −$7.31/SF
NOI
$27.2K $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%
$543,060
Cap Rate 7%
$387,900
Cap Rate 9%
$301,700
Alternative Uses
Best Use
Multifamily LT 5
$387.9K
$339.4K – $452.6K
NOI $27,153 @ 7.0% cap · market cap 4.31%
Second Best
Apartment 5plus
$357.0K
$312.4K – $416.5K
NOI $24,991 @ 7.0% cap · market cap 3.97%
Theoretical Best
Specialty Retail
$427.5K
$374.1K – $498.8K
NOI $29,927 @ 7.0% cap · market cap 4.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
356
Businesses Nearby
Explore this area
Business Placement
Demographics for 95838, CA
41,340
Population
12,400
Households
3.3
Avg Household Size
32
Median Age
14%
College-Educated
80%
High-School Grad
9.2 sq mi
ZIP Area
4,493
Density / Sq Mi
$63,969
Median Household Income
$35,443
Median Earnings
$1,605
Median Rent
$369,000
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 - Fully rented duplex with contemporary interiors, separate floor plans, and an owned solar system serving the larger residence.
Where is this duplex located?
The property is located at 806 Nogales Street Sacramento, CA.
What is the asking price?
The asking price for this property is $629,999.
What are key features of this property?
This property features: Two‑unit duplex built in 2023; 1,591 SF total property size; Unit mix includes 3 bed/2 bath and 2 bed/1 bath residences
