Building Details

Year Built 1988

Listing Agency: y***@fabulousnapavalley.com Show Phone

Listed By: Yvonne Rich Real Estate Show Phone

Source: Xome

Added: Sep 5, 2025 Changed: Aug 30 Last Checked: Aug 31 at 1:48PM

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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 Yvonne Rich Real Estate

Investment Insights

Based on property information with market context.

Located at 1155 Las Posadas Road in Angwin, this renovated multifamily property includes two separate dwellings on a 3+ acre setting. The main residence offers white oak flooring, wood beam ceilings, extensive windows, a stone fireplace, formal dining room, primary suite, country kitchen, family room, recreation area, gym, guest quarters, and sauna.

The guest house provides a living room, full kitchen, mud room, and one-car attached garage. Outdoor improvements include a deck, backyard patio, fountain, and lavender garden entry. The property also features attached and gated parking, private guest parking, storage, mountain and vineyard views, and 3 garage spaces with 8 parking spaces. Built in 1988, the property contains 6,896 square feet.

Key Highlights

• Two houses on 1 lot across a 3+ acre property
• 6,896‑square‑foot multifamily property built in 1988
• Main residence includes recreation area, gym, guest quarters, and sauna

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

$110,025

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

3.14%

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%

$2,200,500 $2.2M

Cap Rate 7%

$1,571,786 $1.6M

Cap Rate 9%

$1,222,500 $1.2M

Market Conditions

NOI Build-Up for 6,896 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

$211.0K $30.60/SF

− Vacancy

−$11.0K −$1.59/SF

EGI

$200.0K $29.01/SF

− OpEx

−$90.0K −$13.05/SF

NOI

$110.0K $15.95/SF

Area

Napa County, CA

Vacancy

5.20%

Lease Rate

$30.60 /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%

$2,200,500

Cap Rate 7%

$1,571,786

Cap Rate 9%

$1,222,500

Alternative Uses

Best Use

Apartment 5plus

$1.57M

$1.38M – $1.83M (±1% cap)

NOI $110,025 @ 7.0% cap · market cap 3.14%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$13.92M

$12.18M – $16.24M (±1% cap)

NOI $974,106 @ 7.0% cap · market cap 27.83%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Multifamily properties

Suggested Use

Top Pick Wine and Liquor Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

6

Businesses Nearby

Explore this area Business Placement

Demographics for 94508, CA

3,233

Population

1,128

Households

2.9

Avg Household Size

35

Median Age

57%

College-Educated

93%

High-School Grad

16.0 sq mi

ZIP Area

202

Density / Sq Mi

$116,534

Median Household Income

$34,125

Median Earnings

$1,651

Median Rent

$774,600

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this multifamily properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Multifamily property - Two residences share a gated, private setting with vineyard and mountain views.

Where is this multifamily property located?

The property is located at 1155 Las Posadas Road Angwin, CA.

What is the asking price?

The asking price for this property is $3,500,000.

What are key features of this property?

This property features: Two houses on 1 lot across a 3+ acre property; 6,896‑square‑foot multifamily property built in 1988; Main residence includes recreation area, gym, guest quarters, and sauna