Two-Unit Duplex with
For Sale
$399,000
817 King Avenue, Stockton, CA 95203
Income property with separate residences, off-street parking, and outdoor space on a Central Stockton lot.
Property Size1,072 SF
Lot Size0.11 Acres
Price / SF$372.20
Days on Market111
Property Features for 817 King Avenue
General Information
Standard status
Active
Size
1,072 SF
Lot size
0.11 Acres
Property subtype
Multi Family
Units
Unit Mix
1 x 3BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
off-street parking
Building Details
Year Built
1943
Listing Agency:
Brivio Realty
(415) 716-7190
Listed By:
Sean A. Beattie · License #01304100
(415) 716-7190
Source:
Exitrealty
Added: May 13
Changed: Aug 30
Last Checked: Aug 30 at 11:28PM
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 Brivio Realty
Investment Insights
Based on property information with market context.
This duplex contains two separate residences totaling 1,072 square feet. The larger unit offers 3 bedrooms and 1 bathroom, while the second provides 1 bedroom and 1 bathroom. Built in 1943, the property includes off-street parking and outdoor space on an approximately 5,000-square-foot lot.
Located on King Avenue in Central Stockton, the property is configured for separate residential occupancy and offers room for tenant use or future improvements. Its two-unit layout supports both investment and owner-occupant considerations.
Located on King Avenue in Central Stockton, the property is configured for separate residential occupancy and offers room for tenant use or future improvements. Its two-unit layout supports both investment and owner-occupant considerations.
Key Highlights
- Two separate units: a 3‑bedroom, 1‑bathroom home and a 1‑bedroom, 1‑bathroom unit
- 1,072 square feet of property size
- Approximately 5,000 square foot lot
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
$15,008
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
3.76%
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%
$300,160
$300.2K
Cap Rate 7%
$214,400
$214.4K
Cap Rate 9%
$166,756
$166.8K
Market Conditions
NOI Build-Up for 1,072 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
$23.2K $21.60/SF
− Vacancy
−$1.7K −$1.60/SF
EGI
$21.4K $20.00/SF
− OpEx
−$6.4K −$6.00/SF
NOI
$15.0K $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%
$300,160
Cap Rate 7%
$214,400
Cap Rate 9%
$166,756
Alternative Uses
Best Use
Multifamily LT 5
$214.4K
$187.6K – $250.1K
NOI $15,008 @ 7.0% cap · market cap 3.76%
Second Best
Apartment 5plus
$186.4K
$163.1K – $217.5K
NOI $13,047 @ 7.0% cap · market cap 3.27%
Theoretical Best
Office A
$289.9K
$253.7K – $338.2K
NOI $20,293 @ 7.0% cap · market cap 5.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
270
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 - Income property with separate residences, off-street parking, and outdoor space on a Central Stockton lot.
Where is this duplex located?
The property is located at 817 King Avenue Stockton, CA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Two separate units: a 3‑bedroom, 1‑bathroom home and a 1‑bedroom, 1‑bathroom unit; 1,072 square feet of property size; Approximately 5,000 square foot lot
