Corner-Lot Five-Unit Apartment
For Sale
$1,000,000
845 Louisiana St, Vallejo, CA 94590
Well-maintained five-unit apartment building with frontage on both Louisiana and Napa Streets, across from Washington Park.
Property Size4,442 SF
Days on Market54
Property Features for 845 Louisiana St
General Information
Standard status
Active
Size
4,442 SF
Total Parking Spaces
2
Property subtype
Investment
Additional Details
Multifamily Units
5
Building Details
Building Size
4,442 SF
Year Built
1915
Stories
2
Units
5
Tenancy
Multi
Listing Agency:
Berkshire Hathaway
(415) 747-2150
Listed By:
Steven Level · License #01184232
(415) 747-2150
Source:
Elliman
Added: Jul 9
Changed: Aug 13
Last Checked: Aug 31 at 4:54PM
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 Berkshire Hathaway
Investment Insights
Based on property information with market context.
This well-maintained five-unit apartment building is positioned on a prominent corner lot with frontage on both Louisiana Street and Napa Street. The unit mix includes one 3-bedroom, 2-bath unit and four 1-bedroom, 1-bath units. Additional features include two one-car garages.
The property is directly across from Washington Park and located near shopping, schools, transportation, and major commuter routes, supporting tenant convenience in an established Vallejo residential setting.
Ownership has completed capital improvements, including updated electrical subpanels and newer exterior paint, aimed at reducing near-term maintenance while enhancing overall curb appeal and condition.
The property is directly across from Washington Park and located near shopping, schools, transportation, and major commuter routes, supporting tenant convenience in an established Vallejo residential setting.
Ownership has completed capital improvements, including updated electrical subpanels and newer exterior paint, aimed at reducing near-term maintenance while enhancing overall curb appeal and condition.
Key Highlights
- Well‑maintained five‑unit apartment building built in 1915
- Corner lot with frontage on both Louisiana St and Napa St, directly across from Washington Park
- Unit mix: 1 unit with 3 beds/2 baths plus 4 units with 1 bed/1 bath
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
$77,590
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
7.76%
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%
$1,551,800
$1.6M
Cap Rate 7%
$1,108,429
$1.1M
Cap Rate 9%
$862,111
$862.1K
Market Conditions
NOI Build-Up for 4,442 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
$148.2K $33.36/SF
− Vacancy
−$7.1K −$1.60/SF
EGI
$141.1K $31.76/SF
− OpEx
−$63.5K −$14.29/SF
NOI
$77.6K $17.47/SF
Area
Vallejo, CA
Vacancy
4.80%
Lease Rate
$33.36 /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%
$1,551,800
Cap Rate 7%
$1,108,429
Cap Rate 9%
$862,111
Alternative Uses
Best Use
Apartment 5plus
$1.11M
$969.9K – $1.29M
NOI $77,590 @ 7.0% cap · market cap 7.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.16M
$1.89M – $2.52M
NOI $151,330 @ 7.0% cap · market cap 15.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,971
Businesses Nearby
Explore this area
Business Placement
Demographics for 94590, CA
39,981
Population
16,500
Households
2.4
Avg Household Size
38
Median Age
26%
College-Educated
87%
High-School Grad
6.6 sq mi
ZIP Area
6,058
Density / Sq Mi
$66,957
Median Household Income
$43,383
Median Earnings
$1,768
Median Rent
$510,700
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 - Well-maintained five-unit apartment building with frontage on both Louisiana and Napa Streets, across from Washington Park.
Where is this apartment building located?
The property is located at 845 Louisiana St Vallejo, CA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Well‑maintained five‑unit apartment building built in 1915; Corner lot with frontage on both Louisiana St and Napa St, directly across from Washington Park; Unit mix: 1 unit with 3 beds/2 baths plus 4 units with 1 bed/1 bath
