Quadplex with 4 Additional Units
For Sale
$899,000
2218 82Nd Ave, Oakland, CA 94605
MULTI_FAMILY - Oakland, CA
Property Size2,858 SF
Lot Size0.28 Acres
Price / SF$314.56
Days on Market148
Property Features for 2218 82Nd Ave
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
7
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 6, Bedroom 1, Bedroom 4, Bedroom 3, Bedroom 5, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 2, Bedroom 7, Bathroom 1
Parking features
Parking Lot
Exterior features
Front Yard
Lot features
Front Yard
Directions
gps
Subdivision
Listing
Standard status
Active
APN
43457317
Size
2,858 SF
Lot size
0.28 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Water source
Public
Building Details
Year built
1944
Number of units
4
Flooring type
Laminate
Building materials
Stucco
Roof type
Composition
Listing Agency:
EXP Realty of California, Inc
(888) 584-9427
Listed By:
Nicholas Liesenfeld · License #01364555
(510) 606-0107
Added: Mar 21
Changed: Aug 3
Last Checked: Aug 15 at 4:06AM
MLS# 41128110
Copyright © 2026 Bay East. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
2218 82nd Ave is a quadplex built in 1944 offering 6 bedrooms and 4 bathrooms across approximately 2,858 sq ft on a 12,320 sq ft lot (0.28 acres). The property features stucco exterior finishes, a composition roof, laminate flooring, and a front yard. Heating is natural gas, with public water and public sewer services. Interior updates include refreshed flooring, modern kitchens with quartz counters, and tastefully renovated baths. One unit is currently vacant.
The City has granted entitlements for 4 additional units (buyer to verify). This provides an expansion pathway for owners looking to increase density and rental income or for buyers planning longer-term development strategies, subject to verification.
With an on-site parking lot and a practical layout supporting multi-generational use or income-focused ownership, the property is positioned for convenient access to major Oakland corridors and regional transportation, while remaining close to local amenities, schools, and community roots.
The City has granted entitlements for 4 additional units (buyer to verify). This provides an expansion pathway for owners looking to increase density and rental income or for buyers planning longer-term development strategies, subject to verification.
With an on-site parking lot and a practical layout supporting multi-generational use or income-focused ownership, the property is positioned for convenient access to major Oakland corridors and regional transportation, while remaining close to local amenities, schools, and community roots.
Key Highlights
- Entitlements granted for 4 additional units (buyer to verify)
- One unit is vacant
- 6 bedrooms and 4 bathrooms across approx. 2,858 sq ft
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
$57,851
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
6.44%
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%
$1,157,020
$1.2M
Cap Rate 7%
$826,443
$826.4K
Cap Rate 9%
$642,789
$642.8K
Market Conditions
NOI Build-Up for 2,858 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
$87.5K $30.60/SF
− Vacancy
−$4.8K −$1.68/SF
EGI
$82.6K $28.92/SF
− OpEx
−$24.8K −$8.68/SF
NOI
$57.9K $20.24/SF
Area
ZIP 94605
Vacancy
5.50%
Lease Rate
$30.60 /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%
$1,157,020
Cap Rate 7%
$826,443
Cap Rate 9%
$642,789
Alternative Uses
Best Use
Multifamily LT 5
$826.4K
$723.1K – $964.2K
NOI $57,851 @ 7.0% cap · market cap 6.44%
Second Best
Apartment 5plus
$740.8K
$648.2K – $864.3K
NOI $51,858 @ 7.0% cap · market cap 5.77%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
752
Businesses Nearby
Explore this area
Business Placement
Demographics for 94605, CA
44,294
Population
17,686
Households
2.5
Avg Household Size
39
Median Age
43%
College-Educated
87%
High-School Grad
8.8 sq mi
ZIP Area
5,033
Density / Sq Mi
$101,043
Median Household Income
$62,590
Median Earnings
$1,867
Median Rent
$840,700
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?
Quadplex - Updated quadplex interiors with renovated baths, natural gas heat, parking lot, and one vacant unit.
Where is this quadplex located?
The property is located at 2218 82Nd Ave Oakland, CA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Entitlements granted for 4 additional units (buyer to verify); One unit is vacant; 6 bedrooms and 4 bathrooms across approx. 2,858 sq ft
