2389 Empress St, Sacramento, CA 95815, Sacramento, 95815 - 0 bed, 0 bath
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2389 Empress St
Sacramento, CA 95815
ACTIVE
CONDITION: GOOD
0Beds
0Baths
1,233Sq Ft
6,534Lot Size
Property Price
LIST PRICE$399,000
EST. MARKET VALUE
$404,128
SUMMARY
This property presents a High-Potential Investment Opportunity with a List Price of $399,000—positioned well below the $404,129 Fair Market Value by 1%. This valuation gap offers $5,129 in Instant Equity. Featuring a Condition Rating of 3, the asset includes a renovated rear unit and Approved RTI Plans for a duplex conversion, creating a three-unit potential. This Value-Add Asset is ideal for Buy-and-Hold Investors or Owner-Occupants seeking to leverage rental income while completing development projects.
Estimated Market Value
$404,128
Based on Realkey algorithm analyzing recent comparable sales in Sacramento.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 2389 Empress St Subject 0 bd · 0 ba · 1,233 sqft · $328 | $399,000* List Price | 0 | 0 | 1,233 | $328 | - |
A 2343 Erickson Street Active 4 bd · 0 ba · 1,452 sqft · $337 · 0.1 mi | $490,000 List Price | 4 | 0 | 1,452 | $337 | 0.1 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Good
TeardownExcellent
Property is move-in ready.
While the original structure dates to 1920, the property features a recently renovated rear unit with a modern kitchen (shaker cabinets, butcher block counters), updated flooring, and a new ductless mini-split HVAC system. The interior appears move-in ready and well-maintained, though the front unit is positioned for a duplex conversion project.
PROSSTRENGTHS & OPPORTUNITIES
- Development Potential
The property includes approved, ready-to-issue (RTI) plans to convert the front home into a duplex, offering a clear path to increasing the total unit count to three for maximized ROI.
- Immediate Cash Flow
The detached rear home is already rented and features modern updates, including a newer roof and a new ductless mini-split system, providing instant income while the front unit is vacant.
- Versatile Lot Access
A spacious 6,534-square-foot lot with gated rear alley access and ample driveway parking provides excellent flexibility for tenants and potential storage needs.
CONSRISKS & DEFICIENCIES
- Construction Requirement
To realize the property's full potential, the buyer must obtain permits and fund the conversion of the front unit, requiring additional capital and construction management.
- Historic Infrastructure
Originally built in 1920, the structures may require ongoing maintenance or modernization of older systems typical of century-old properties.
About 2389 Empress St
Two detached homes on one lot, plus approved, ready-to-issue (RTI) plans to convert the front home into a duplex! Seller intends to deliver both homes vacant, opening up options to live in one and rent out the other, accommodate multigenerational living, or rent both as an investment. The front home offers approximately 673 sq. ft. with 2 bedrooms, 1 bathroom, a kitchen, living room, and laundry area, plus ample driveway parking. The detached rear home offers approximately 560 sq. ft. with 1 bedroom and 1 bathroom, featuring an updated kitchen and bathroom, a separate living area, a newer roof, and a new ductless mini-split cooling system. Home square footages are per tax records. Gated rear alley access and additional space for parking or storage add flexibility to the approximately 6,534-square-foot lot. The approved RTI plans call for converting the front home into two units while retaining the separate rear home, offering the potential for three units once permitted and completed. Permits have not been issued and are to be obtained by the new owner in their name. Full plans are available for review.
Property Details
Public Facts
- Property Type
- Residential Income
- Year Built
- 1920
- Lot Size
- 6,534 Sq. Ft.
Interior
- Total Bedrooms
- 0
- Total Bathrooms
- -
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 0.0 | 4.5 |
| Baths | 0.0 | 3.5 |
| Square foot | 1,233 | 1,951.727 |
| Lot Size | 6,534 | 6,558.2 |
| Price | $399.0K | $658.0K |
| Price per sq ft | $324 | $327 |
| Built year | 1920 | 1957 |
| HOA | $0 | $304 |
| Days on market | 18 | 52 |
Pricing History
Listed for Sale
Oct 6, 2026
$399,000
Initial Listing
Sold
Jul 11, 2024
$245,000
Public Record