Two-Unit Duplex with
New
For Sale
$719,900
836 Bell Air Drive, Sacramento, CA 95822
Each residence offers private outdoor space, laundry hookups, and an attached single-car garage.
Property Size1,856 SF
Price / SF$387.88
Days on Market6
Property Features for 836 Bell Air Drive
General Information
Standard status
Active
Size
1,856 SF
Property subtype
Multi Family
Building Details
Year Built
1959
Listing Agency:
Aborn Powers, Inc
(209) 273-6502
Listed By:
William J. Adams · License #02121697
(209) 273-6502
Source:
Exitrealty
Added: Aug 7
Changed: Aug 11
Last Checked: Aug 12 at 4:53AM
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 Aborn Powers, Inc
Investment Insights
Based on property information with market context.
This duplex at 836 Bell Air Drive includes two residences, each arranged with 2 bedrooms and 1 full bathroom. Both units have an attached single-car garage, washer and dryer hookups, and a fenced backyard with a concrete patio. The property was built in 1959 and occupies a corner lot in Sacramento’s South Land Park neighborhood.
Residents are within approximately 3 miles or less of local elementary, middle, and high schools in the Sacramento City Unified School District. Greenhaven Plaza is 1.5 miles away, providing access to shopping, dining, banking, grocery stores, and pharmacy services. The combination of two-bedroom layouts, dedicated garages, laundry connections, and separate outdoor areas supports a practical residential income property configuration.
Residents are within approximately 3 miles or less of local elementary, middle, and high schools in the Sacramento City Unified School District. Greenhaven Plaza is 1.5 miles away, providing access to shopping, dining, banking, grocery stores, and pharmacy services. The combination of two-bedroom layouts, dedicated garages, laundry connections, and separate outdoor areas supports a practical residential income property configuration.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 full bathroom in each unit
- Attached single‑car garage provided for each residence
- Fenced backyard and concrete patio at each unit
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
$31,031
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%
$620,620
$620.6K
Cap Rate 7%
$443,300
$443.3K
Cap Rate 9%
$344,789
$344.8K
Market Conditions
NOI Build-Up for 1,856 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
$46.8K $25.20/SF
− Vacancy
−$2.4K −$1.32/SF
EGI
$44.3K $23.88/SF
− OpEx
−$13.3K −$7.17/SF
NOI
$31.0K $16.72/SF
Area
ZIP 95822
Vacancy
5.22%
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%
$620,620
Cap Rate 7%
$443,300
Cap Rate 9%
$344,789
Alternative Uses
Best Use
Multifamily LT 5
$443.3K
$387.9K – $517.2K
NOI $31,031 @ 7.0% cap · market cap 4.31%
Second Best
Apartment 5plus
$405.2K
$354.5K – $472.7K
NOI $28,361 @ 7.0% cap · market cap 3.94%
Theoretical Best
Hotel Hospitality
$14.47M
$12.66M – $16.88M
NOI $1,012,587 @ 7.0% cap · market cap 140.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
243
Businesses Nearby
Explore this area
Business Placement
Demographics for 95822, CA
45,215
Population
17,479
Households
2.6
Avg Household Size
38
Median Age
28%
College-Educated
85%
High-School Grad
8.4 sq mi
ZIP Area
5,383
Density / Sq Mi
$80,835
Median Household Income
$44,004
Median Earnings
$1,537
Median Rent
$438,400
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 - Each residence offers private outdoor space, laundry hookups, and an attached single-car garage.
Where is this duplex located?
The property is located at 836 Bell Air Drive Sacramento, CA.
What is the asking price?
The asking price for this property is $719,900.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 full bathroom in each unit; Attached single‑car garage provided for each residence; Fenced backyard and concrete patio at each unit
