North Stockton Duplex with Private
For Sale
$469,000
9334 Fox Creek Dr, Stockton, CA 95210
Duplex offers two separate units with private backyards and attached two-car garages.
Property Size2,236 SF
Price / SF$209.75
Days on Market91
Property Features for 9334 Fox Creek Dr
General Information
Standard status
Active
Size
2,236 SF
Property subtype
Residential Income
Occupancy
100%
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,264
Building Details
Year Built
1980
Listing Agency:
eXp Realty of Northern California, Inc.
(888) 832-7179
Listed By:
Dan Hunnicutt · License #01368148
(650) 704-5628
Source:
Exprealty
Added: Jun 8
Changed: Sep 4
Last Checked: Aug 8 at 9:46AM
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 eXp Realty of Northern California, Inc.
Investment Insights
Based on property information with market context.
This North Stockton duplex includes two separate units with private backyards and separate entrances. Each unit provides three bedrooms and two full bathrooms with 1,118 square feet of living space, for a total of 2,236 square feet. The property was built in 1980 and features stucco exterior construction with a Spanish tile roof.
Each unit has an attached 2-car garage. Both units are currently occupied on month-to-month terms at below-market rents. The duplex sits on a 6,132 square foot lot.
The home is located in Wagner Heights with quick access to Hwy 99, and is near Lodi Unified schools, parks, and shopping, supporting day-to-day tenant convenience.
Each unit has an attached 2-car garage. Both units are currently occupied on month-to-month terms at below-market rents. The duplex sits on a 6,132 square foot lot.
The home is located in Wagner Heights with quick access to Hwy 99, and is near Lodi Unified schools, parks, and shopping, supporting day-to-day tenant convenience.
Key Highlights
- North Stockton duplex at 9334 & 9336 Fox Creek Drive built in 1980
- Each unit offers 3 bedrooms, 2 full baths, and 1,118 sq ft; total 2,236 sq ft
- Duplex layout includes separate entrances, attached 2‑car garages, and private backyards
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
$33,288
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
7.10%
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%
$665,760
$665.8K
Cap Rate 7%
$475,543
$475.5K
Cap Rate 9%
$369,867
$369.9K
Market Conditions
NOI Build-Up for 2,236 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
$49.6K $22.20/SF
− Vacancy
−$2.1K −$0.93/SF
EGI
$47.6K $21.27/SF
− OpEx
−$14.3K −$6.38/SF
NOI
$33.3K $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%
$665,760
Cap Rate 7%
$475,543
Cap Rate 9%
$369,867
Alternative Uses
Best Use
Multifamily LT 5
$475.5K
$416.1K – $554.8K
NOI $33,288 @ 7.0% cap · market cap 7.10%
Second Best
Apartment 5plus
$439.2K
$384.3K – $512.4K
NOI $30,743 @ 7.0% cap · market cap 6.56%
Theoretical Best
Office A
$491.0K
$429.7K – $572.9K
NOI $34,372 @ 7.0% cap · market cap 7.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
99
Businesses Nearby
Explore this area
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
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 - Duplex offers two separate units with private backyards and attached two-car garages.
Where is this duplex located?
The property is located at 9334 Fox Creek Dr Stockton, CA.
What is the asking price?
The asking price for this property is $469,000.
What are key features of this property?
This property features: North Stockton duplex at 9334 & 9336 Fox Creek Drive built in 1980; Each unit offers 3 bedrooms, 2 full baths, and 1,118 sq ft; total 2,236 sq ft; Duplex layout includes separate entrances, attached 2‑car garages, and private backyards
