Two-Bedroom
For Sale
$289,999
8790 Fox Creek Drive, Stockton, CA 95210
Open living areas, central systems, and a fireplace provide a practical residential layout.
Property Size941 SF
Price / SF$308.18
Days on Market47
Property Features for 8790 Fox Creek Drive
General Information
Standard status
Active
Size
941 SF
Property subtype
Duplex
Additional Details
Asking Price
$289,999
Multifamily Units
1
Amenities
Fireplace
Central
Public, Composition
Building Details
Year Built
1984
Stories
1
Listing Agency:
BHGRE Integrity Real Estate
Listed By:
Esther Anaya · License #02169041
(209) 817-7628
Source:
Kw
Added: Aug 9
Changed: Sep 23
Last Checked: Sep 23 at 2:48AM
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 BHGRE Integrity Real Estate
Investment Insights
Based on property information with market context.
This 941-square-foot half-plex offers two bedrooms and two bathrooms within an open, functional layout. The interior includes a living area, kitchen with cabinet storage, dining space, a primary suite with a private bathroom and closet, and a second bedroom positioned near the additional full bathroom. A fireplace and central system are also included.
Built in 1984, the property has a composition exterior and is located at 8790 Fox Creek Drive in Stockton. Shopping, restaurants, parks, schools, and major commuter routes are identified as nearby area conveniences.
Built in 1984, the property has a composition exterior and is located at 8790 Fox Creek Drive in Stockton. Shopping, restaurants, parks, schools, and major commuter routes are identified as nearby area conveniences.
Key Highlights
- Two‑bedroom, two‑bathroom half‑plex
- 941 square feet with an open floor plan
- Primary suite includes a private bathroom and closet
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
$14,009
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
4.83%
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%
$280,180
$280.2K
Cap Rate 7%
$200,129
$200.1K
Cap Rate 9%
$155,656
$155.7K
Market Conditions
NOI Build-Up for 941 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
$20.9K $22.20/SF
− Vacancy
−$877 −$0.93/SF
EGI
$20.0K $21.27/SF
− OpEx
−$6.0K −$6.38/SF
NOI
$14.0K $14.89/SF
Area
ZIP 95210
Vacancy
4.20%
Lease Rate
$22.20 /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%
$280,180
Cap Rate 7%
$200,129
Cap Rate 9%
$155,656
Alternative Uses
Best Use
Multifamily LT 5
$200.1K
$175.1K – $233.5K
NOI $14,009 @ 7.0% cap · market cap 4.83%
Second Best
Apartment 5plus
$184.8K
$161.7K – $215.6K
NOI $12,938 @ 7.0% cap · market cap 4.46%
Theoretical Best
Office A
$206.6K
$180.8K – $241.1K
NOI $14,465 @ 7.0% cap · market cap 4.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
272
Businesses Nearby
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Business Placement
Demographics for 95210, CA
41,378
Population
12,623
Households
3.3
Avg Household Size
33
Median Age
11%
College-Educated
74%
High-School Grad
7.6 sq mi
ZIP Area
5,444
Density / Sq Mi
$65,411
Median Household Income
$35,658
Median Earnings
$1,450
Median Rent
$336,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Open living areas, central systems, and a fireplace provide a practical residential layout.
Where is this duplex located?
The property is located at 8790 Fox Creek Drive Stockton, CA.
What is the asking price?
The asking price for this property is $289,999.
What are key features of this property?
This property features: Two‑bedroom, two‑bathroom half‑plex; 941 square feet with an open floor plan; Primary suite includes a private bathroom and closet
