25-Unit Apartment
For Sale
$3,700,000
3120 Howe AVE, Sacramento, CA 95821
Residential Income, Sacramento, CA
Property Size15,408 SF
Lot Size0.80 Acres
Price / SF$240.13
Days on Market30
Property Features for 3120 Howe AVE
General Information
Property type
Residential Multi Family
Property subtype
Other
Parking features
Assigned
Security features
Security
Interior features
Updated Kitchen
Exterior features
No Yard
Standard status
Active
APN
2660032022000
Size
15,408 SF
Lot size
0.80 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace, Forced Air
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Building Details
Year built
1972
Flooring type
Laminate, Carpet, Tile
Building materials
Stucco, Frame
Listing Agency:
HOMECOIN.COM
(888) 400-2513
Listed By:
Jonathan Minerick · License #B.1003079.CORP
(888) 400-2513
Added: Jul 24
Changed: Aug 19
Last Checked: Aug 22 at 6:06AM
MLS# 41142692
Copyright © 2026 bridgeMLS. 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.
Golden Tee Apartments is a well-maintained 25-unit apartment building on Howe Avenue in Sacramento’s Arden-Arcade submarket. The property sits on a 0.8-acre site and was built in 1972. Interior features include updated kitchens. Heating includes forced air and wall furnaces, and cooling is provided by ceiling fans and central air. Flooring options include laminate, tile, and carpet. The building has no yard and offers assigned parking.
The community is located along the prominent Howe Avenue corridor, with access to major regional employment, retail, and healthcare centers. Residents are described as being within minutes of Arden Fair Mall, California State University, Sacramento, Kaiser Permanente Medical Center, Cal Expo, and the Business 80 and Highway 50 freeway corridors.
Utilities are provided via public water and public sewer.
The community is located along the prominent Howe Avenue corridor, with access to major regional employment, retail, and healthcare centers. Residents are described as being within minutes of Arden Fair Mall, California State University, Sacramento, Kaiser Permanente Medical Center, Cal Expo, and the Business 80 and Highway 50 freeway corridors.
Utilities are provided via public water and public sewer.
Key Highlights
- 25‑unit apartment building on Howe Avenue in Sacramento’s Arden‑Arcade submarket
- 0.8‑acre site
- Built in 1972
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
$242,029
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
6.54%
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%
$4,840,580
$4.8M
Cap Rate 7%
$3,457,557
$3.5M
Cap Rate 9%
$2,689,211
$2.7M
Market Conditions
NOI Build-Up for 15,408 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
$462.2K $30.00/SF
− Vacancy
−$22.2K −$1.44/SF
EGI
$440.1K $28.56/SF
− OpEx
−$198.0K −$12.85/SF
NOI
$242.0K $15.71/SF
Area
Sacramento, CA
Vacancy
4.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$4,840,580
Cap Rate 7%
$3,457,557
Cap Rate 9%
$2,689,211
Alternative Uses
Best Use
Apartment 5plus
$3.46M
$3.03M – $4.03M
NOI $242,029 @ 7.0% cap · market cap 6.54%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.14M
$3.62M – $4.83M
NOI $289,824 @ 7.0% cap · market cap 7.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
25
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
588
Businesses Nearby
Explore this area
Business Placement
Demographics for 95821, CA
39,310
Population
16,403
Households
2.4
Avg Household Size
37
Median Age
28%
College-Educated
87%
High-School Grad
7.1 sq mi
ZIP Area
5,537
Density / Sq Mi
$58,331
Median Household Income
$41,630
Median Earnings
$1,342
Median Rent
$470,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Well-maintained 25-unit apartment building with updated kitchens, central air, and assigned parking.
Where is this apartment building located?
The property is located at 3120 Howe AVE Sacramento, CA.
What is the asking price?
The asking price for this property is $3,700,000.
What are key features of this property?
This property features: 25‑unit apartment building on Howe Avenue in Sacramento’s Arden‑Arcade submarket; 0.8‑acre site; Built in 1972
