North Oak Park Apartments For
For Sale
$1,419,000
2700 32nd St, Sacramento, CA 95817
8-unit apartment building in North Oak Park neighborhood.
Property Size4,946 SF
Lot Size0.14 Acres
Days on Market260
Property Features for 2700 32nd St
General Information
Standard status
Active
Size
4,946 SF
Lot size
0.14 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$16,729
Building Details
Building Size
4,946 SF
Year Built
1962
Stories
2
Units
8
Listing Agency:
(949) 363-7676
Listed By:
Robert Clippinger
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 8
Last Checked: Jul 16 at 10:42AM
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 Robert Clippinger
Investment Insights
Based on property information with market context.
This two-story apartment building, constructed in 1962, is located in the North Oak Park neighborhood. The property contains eight units, each featuring one bedroom and one bathroom, with layouts averaging 618 square feet. On-site amenities include laundry facilities, a community patio, gated entry for residents, parking, and storage. The building's exterior was updated in 2016 with a new roof, gutters, siding, and paint. The location provides walking distance access to various amenities, including restaurants, medical services, and shopping.
Key Highlights
- Walking distance to restaurants, medical services, and shopping.
- Eight 1 Bedroom 1 Bath units with good layouts.
- Gated property entry for all residents.
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
$77,692
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
5.48%
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%
$1,553,840
$1.6M
Cap Rate 7%
$1,109,886
$1.1M
Cap Rate 9%
$863,244
$863.2K
Market Conditions
NOI Build-Up for 4,946 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
$148.4K $30.00/SF
− Vacancy
−$7.1K −$1.44/SF
EGI
$141.3K $28.56/SF
− OpEx
−$63.6K −$12.85/SF
NOI
$77.7K $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%
$1,553,840
Cap Rate 7%
$1,109,886
Cap Rate 9%
$863,244
Alternative Uses
Best Use
Apartment 5plus
$1.11M
$971.2K – $1.29M
NOI $77,692 @ 7.0% cap · market cap 5.48%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.33M
$1.16M – $1.55M
NOI $93,034 @ 7.0% cap · market cap 6.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
636
Businesses Nearby
Explore this area
Business Placement
Demographics for 95817, CA
14,270
Population
7,014
Households
2
Avg Household Size
35
Median Age
48%
College-Educated
89%
High-School Grad
2.3 sq mi
ZIP Area
6,204
Density / Sq Mi
$64,621
Median Household Income
$46,117
Median Earnings
$1,511
Median Rent
$500,700
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?
Apartment building - 8-unit apartment building in North Oak Park neighborhood.
Where is this apartment building located?
The property is located at 2700 32nd St Sacramento, CA.
What is the asking price?
The asking price for this property is $1,419,000.
What are key features of this property?
This property features: Walking distance to restaurants, medical services, and shopping.; Eight 1 Bedroom 1 Bath units with good layouts.; Gated property entry for all residents.
