The subject property is a well-maintained six-unit apartment community located at 1312 T Street in the heart of Downtown Sacramento. The property consists of two buildings on a single parcel: a front duplex featuring one spacious two-bedroom unit and one three-bedroom unit, originally built in 1910, and a rear fourplex constructed in 1962 along the alley, offering four one-bedroom units. The property also includes four off-street parking spaces, each leased separately to residents for $35 per month. Each apartment has been updated with modern interior finishes, including durable tile and luxury vinyl flooring, refreshed kitchen cabinetry, updated countertops, and renovated bathroom vanities with shower/tub combinations. Bedrooms feature ceiling fans with integrated lighting, while all units are equipped with wall-mounted heating and air conditioning, providing residents with year-round comfort. A value-add opportunity exists for new ownership through the implementation of a Ratio Utility Billing System (RUBS), allowing reimbursement of common utility expenses such as water, sewer, trash, gas, and electricity. Similar properties in the area commonly recover approximately $50 per unit per month through RUBS, providing an opportunity to increase net operating income with minimal capital investment. The property benefits from a highly desirable infill location that continues to attract renters, young professionals, and urban residents seeking convenience and accessibility. Residents enjoy excellent walkability to Safeway and the vibrant R Street Corridor, known for its diverse collection of restaurants, cafés, boutiques, breweries, and entertainment venues. Additionally, Downtown Commons (DOCO), Golden 1 Center, the State Capitol, and Sacramento’s central business district are all easily accessible by foot, bicycle, electric scooter, or light rail, making the property an attractive housing option in one of the city’s most dynamic neighborhoods.