Duplex with Private
For Sale
$585,000
Pending
8833 Winding Way, Fair Oaks, CA 95628
Two-bedroom units include attached garages, individual HVAC systems, and flexible month-to-month tenancy.
Property Size1,967 SF
Days on Market187
Property Features for 8833 Winding Way
General Information
Standard status
Pending
Size
1,967 SF
Total Parking Spaces
2
Property subtype
Multi Family
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Asking Price
$585,000
Taxes and HOA fees
Annual Taxes
$1,681
Amenities
private backyards
individual HVAC systems
Building Details
Year Built
1977
Buildings
1
Tenancy
Multi
Listing Agency:
Cornish & Carey Commercial
(916) 569-2385
Listed By:
Kelly Rivett · License #01249433
(916) 569-2385
Source:
Exitrealty
Added: Feb 24
Changed: Aug 30
Last Checked: Aug 30 at 5:02AM
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 Cornish & Carey Commercial
Investment Insights
Based on property information with market context.
This 1967-square-foot duplex, constructed in 1977, contains two approximately 983-square-foot residences. Each unit provides a two-bedroom, one-bath layout with a private backyard, an attached single-car garage, and its own HVAC system.
Both residences are occupied by long-term tenants under month-to-month leases, creating a fully occupied rental property with flexible lease terms. The property is located in Fair Oaks, California, at 8833 Winding Way.
Both residences are occupied by long-term tenants under month-to-month leases, creating a fully occupied rental property with flexible lease terms. The property is located in Fair Oaks, California, at 8833 Winding Way.
Key Highlights
- 1967‑square‑foot duplex constructed in 1977
- Each unit is approximately 983 square feet with 2 bedrooms and 1 bathroom
- Private backyard included with each residence
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
$28,593
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
4.89%
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%
$571,860
$571.9K
Cap Rate 7%
$408,471
$408.5K
Cap Rate 9%
$317,700
$317.7K
Market Conditions
NOI Build-Up for 1,967 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
$43.7K $22.20/SF
− Vacancy
−$2.8K −$1.43/SF
EGI
$40.8K $20.77/SF
− OpEx
−$12.3K −$6.23/SF
NOI
$28.6K $14.54/SF
Area
Sacramento County, CA
Vacancy
6.46%
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%
$571,860
Cap Rate 7%
$408,471
Cap Rate 9%
$317,700
Alternative Uses
Best Use
Multifamily LT 5
$408.5K
$357.4K – $476.6K
NOI $28,593 @ 7.0% cap · market cap 4.89%
Second Best
Apartment 5plus
$375.1K
$328.2K – $437.6K
NOI $26,256 @ 7.0% cap · market cap 4.49%
Theoretical Best
Office A
$524.0K
$458.5K – $611.4K
NOI $36,681 @ 7.0% cap · market cap 6.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
242
Businesses Nearby
Explore this area
Business Placement
Demographics for 95628, CA
42,824
Population
17,417
Households
2.5
Avg Household Size
46
Median Age
44%
College-Educated
96%
High-School Grad
12.9 sq mi
ZIP Area
3,320
Density / Sq Mi
$111,582
Median Household Income
$57,050
Median Earnings
$1,857
Median Rent
$615,400
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 - Two-bedroom units include attached garages, individual HVAC systems, and flexible month-to-month tenancy.
Where is this duplex located?
The property is located at 8833 Winding Way Fair Oaks, CA.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: 1967‑square‑foot duplex constructed in 1977; Each unit is approximately 983 square feet with 2 bedrooms and 1 bathroom; Private backyard included with each residence
