Four-Unit Apartment
For Sale
$599,000
1311 E Sonora St, Stockton, CA 95205
Four 2-bedroom, 1-bath apartments with convenient highway access for a straightforward residential income portfolio.
Property Size3,200 SF
Days on Market60
Property Features for 1311 E Sonora St
General Information
Standard status
Active
Size
3,200 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$4,439
Building Details
Building Size
3,200 SF
Year Built
1992
Stories
2
Units
4
Listing Agency:
1 Percent Lists Smart Rate Realty
(408) 621-4574
Listed By:
Lemerick Bonifacio · License #01951147
Source:
Elliman
Added: Jun 21
Changed: Aug 13
Last Checked: Aug 19 at 1:00PM
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 1 Percent Lists Smart Rate Realty
Investment Insights
Based on property information with market context.
This quadplex includes four apartment units arranged as 2-bedroom, 1-bath homes, each approximately 800 square feet. The offering is positioned as a low-maintenance, income-producing property with long-term tenants and historically low operating expenses, according to the seller’s remarks.
The property is located at 1311 E Sonora St in Stockton, with immediate access to Hwy 99 and the Crosstown Fwy (Hwy 4). The surrounding area is described as convenient to transit, parks, and retail, supporting everyday tenant needs. BikeScore is 64 (Bikeable), WalkScore is 91 (Walker’s Paradise), and TransitScore is 57 (Good Transit).
For buyers seeking a small multifamily asset, this configuration provides four separate rental units within a single property. The unit mix is consistent across the building, with 2-bedroom layouts intended to support tenant retention. The seller notes current rents are below market and that the property has a record of operational consistency, making it a practical fit for an owner-operator or portfolio investor focused on steady residential income.
The property is located at 1311 E Sonora St in Stockton, with immediate access to Hwy 99 and the Crosstown Fwy (Hwy 4). The surrounding area is described as convenient to transit, parks, and retail, supporting everyday tenant needs. BikeScore is 64 (Bikeable), WalkScore is 91 (Walker’s Paradise), and TransitScore is 57 (Good Transit).
For buyers seeking a small multifamily asset, this configuration provides four separate rental units within a single property. The unit mix is consistent across the building, with 2-bedroom layouts intended to support tenant retention. The seller notes current rents are below market and that the property has a record of operational consistency, making it a practical fit for an owner-operator or portfolio investor focused on steady residential income.
Key Highlights
- 4‑unit apartment‑style multifamily built in 1992
- Four units, each approximately ~800 SF with 2 bedrooms and 1 bathroom
- Located at 1311 E. Sonora St with immediate access to Hwy 99 and Hwy 4 (Crosstown Fwy)
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
$47,271
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
7.89%
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%
$945,420
$945.4K
Cap Rate 7%
$675,300
$675.3K
Cap Rate 9%
$525,233
$525.2K
Market Conditions
NOI Build-Up for 3,200 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
$71.0K $22.20/SF
− Vacancy
−$3.5K −$1.10/SF
EGI
$67.5K $21.10/SF
− OpEx
−$20.3K −$6.33/SF
NOI
$47.3K $14.77/SF
Area
ZIP 95205
Vacancy
4.94%
Lease Rate
$22.20 /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%
$945,420
Cap Rate 7%
$675,300
Cap Rate 9%
$525,233
Alternative Uses
Best Use
Multifamily LT 5
$675.3K
$590.9K – $787.9K
NOI $47,271 @ 7.0% cap · market cap 7.89%
Second Best
Apartment 5plus
$623.5K
$545.6K – $727.5K
NOI $43,647 @ 7.0% cap · market cap 7.29%
Theoretical Best
Office A
$849.2K
$743.0K – $990.7K
NOI $59,443 @ 7.0% cap · market cap 9.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,014
Businesses Nearby
Explore this area
Business Placement
Demographics for 95205, CA
40,720
Population
11,722
Households
3.5
Avg Household Size
30
Median Age
5%
College-Educated
56%
High-School Grad
9.0 sq mi
ZIP Area
4,524
Density / Sq Mi
$58,138
Median Household Income
$32,253
Median Earnings
$1,264
Median Rent
$288,600
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 - Four 2-bedroom, 1-bath apartments with convenient highway access for a straightforward residential income portfolio.
Where is this quadplex located?
The property is located at 1311 E Sonora St Stockton, CA.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 4‑unit apartment‑style multifamily built in 1992; Four units, each approximately ~800 SF with 2 bedrooms and 1 bathroom; Located at 1311 E. Sonora St with immediate access to Hwy 99 and Hwy 4 (Crosstown Fwy)
