Duplex with Updated
New
For Sale
$689,000
9685 Lake Natoma Drive, Orangevale, CA 95662
Two residential units feature refreshed finishes, remodeled bathrooms, private patios, and deep single-car garages.
Property Size1,800 SF
Days on Market5
Property Features for 9685 Lake Natoma Drive
General Information
Standard status
Active
Size
1,800 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Amenities
patios
Building Details
Building Size
1,800 SF
Year Built
1974
Buildings
1
Listing Agency:
Berkshire Hathaway HomeServices-Drysdale Properties
(916) 487-4287
Listed By:
Nathan Perkins · License #01439168
Source:
Teamnavigate
Added: Aug 19
Changed: Aug 22
Last Checked: Aug 22 at 4:51AM
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 Berkshire Hathaway HomeServices-Drysdale Properties
Investment Insights
Based on property information with market context.
Built in 1974, this Orangevale duplex contains two two-bedroom residential units. Interior improvements include updated flooring, new countertops, and remodeled bathrooms, while each unit is described with a deep single-car garage. The property also includes well-maintained yards, private patios, and recent exterior paint.
Located near Folsom and Lake Natoma, the duplex combines refreshed interiors with outdoor areas and attached garage space. Its two-unit configuration supports residential occupancy in a single income-property asset.
Located near Folsom and Lake Natoma, the duplex combines refreshed interiors with outdoor areas and attached garage space. Its two-unit configuration supports residential occupancy in a single income-property asset.
Key Highlights
- Two 2‑bedroom units in one duplex
- Updated flooring and new countertops
- Remodeled bathrooms
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
$26,165
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
3.80%
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%
$523,300
$523.3K
Cap Rate 7%
$373,786
$373.8K
Cap Rate 9%
$290,722
$290.7K
Market Conditions
NOI Build-Up for 1,800 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
$40.0K $22.20/SF
− Vacancy
−$2.6K −$1.43/SF
EGI
$37.4K $20.77/SF
− OpEx
−$11.2K −$6.23/SF
NOI
$26.2K $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%
$523,300
Cap Rate 7%
$373,786
Cap Rate 9%
$290,722
Alternative Uses
Best Use
Multifamily LT 5
$373.8K
$327.1K – $436.1K
NOI $26,165 @ 7.0% cap · market cap 3.80%
Second Best
Apartment 5plus
$343.2K
$300.3K – $400.5K
NOI $24,027 @ 7.0% cap · market cap 3.49%
Theoretical Best
Office A
$479.5K
$419.6K – $559.5K
NOI $33,567 @ 7.0% cap · market cap 4.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
601
Businesses Nearby
Explore this area
Business Placement
Demographics for 95662, CA
32,688
Population
13,028
Households
2.5
Avg Household Size
43
Median Age
30%
College-Educated
94%
High-School Grad
10.8 sq mi
ZIP Area
3,027
Density / Sq Mi
$93,613
Median Household Income
$52,521
Median Earnings
$1,841
Median Rent
$500,000
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 residential units feature refreshed finishes, remodeled bathrooms, private patios, and deep single-car garages.
Where is this duplex located?
The property is located at 9685 Lake Natoma Drive Orangevale, CA.
What is the asking price?
The asking price for this property is $689,000.
What are key features of this property?
This property features: Two 2‑bedroom units in one duplex; Updated flooring and new countertops; Remodeled bathrooms
