Four-Plex Residential
For Sale
$589,000
129 C St, Brawley, CA 92227
MULTI_FAMILY - Brawley, CA
Property Size2,720 SF
Lot Size0.18 Acres
Price / SF$216.54
Days on Market97
Property Features for 129 C St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-4
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 4, Bathroom 2, Bedroom 7, Bedroom 5, Bathroom 1, Bedroom 6, Bathroom 4, Bedroom 8, Bedroom 1, Bedroom 2, Bathroom 3
Parking
8
Parking features
Driveway
Lot features
Curbs, Fenced
Directions
From McDonalds , continue to drive north until you arrive to C street. Make a right to the middle of block and you have arrived to 129 C street,
Subdivision
520
Standard status
Active
APN
046-173-020-000
Size
2,720 SF
Lot size
0.18 Acres
Utilities
Heating system
Central, Heat Pump (Heating)
Building Details
Year built
1985
Floors in Building
1
Number of units
4
Flooring type
Tile - Ceramic
Roof type
Asphalt
Listing Agency:
Delia Arroyo
(760) 960-0340
Listed By:
Delia Arroyo · License #01239893
(760) 960-0340
Added: May 7
Changed: Aug 4
Last Checked: Aug 11 at 11:06PM
MLS# 26831105IC
Copyright © 2026 Imperial County Association of Realtors®. 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.
This four-plex residential building offers 4 units in an R-4 zoned location. The property totals 2,720 square feet and was built in 1985. Interior finishes include ceramic tile flooring. Heating is provided by central systems with heat pump heating, and the roof is asphalt.
The property is described as well maintained and features long-term tenants. Each unit has a new water heater. The four air conditioners are reported as 2 years old. Parking includes 4 spaces in front and 4 spaces in rear, with driveway parking.
With its established configuration and recent mechanical replacements, the building presents a straightforward residential income option for an owner seeking a small multifamily asset.
The property is described as well maintained and features long-term tenants. Each unit has a new water heater. The four air conditioners are reported as 2 years old. Parking includes 4 spaces in front and 4 spaces in rear, with driveway parking.
With its established configuration and recent mechanical replacements, the building presents a straightforward residential income option for an owner seeking a small multifamily asset.
Key Highlights
- Four‑plex with 4 units under R‑4 zoning
- 2,720 SF residential building built in 1985
- Ceramic tile flooring
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
$24,346
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
4.13%
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%
$486,920
$486.9K
Cap Rate 7%
$347,800
$347.8K
Cap Rate 9%
$270,511
$270.5K
Market Conditions
NOI Build-Up for 2,720 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
$35.9K $13.20/SF
− Vacancy
−$1.1K −$0.41/SF
EGI
$34.8K $12.79/SF
− OpEx
−$10.4K −$3.84/SF
NOI
$24.3K $8.95/SF
Area
Imperial County, CA
Vacancy
3.13%
Lease Rate
$13.20 /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%
$486,920
Cap Rate 7%
$347,800
Cap Rate 9%
$270,511
Alternative Uses
Best Use
Multifamily LT 5
$347.8K
$304.3K – $405.8K
NOI $24,346 @ 7.0% cap · market cap 4.13%
Second Best
Apartment 5plus
$322.4K
$282.1K – $376.1K
NOI $22,567 @ 7.0% cap · market cap 3.83%
Theoretical Best
Office A
$693.8K
$607.1K – $809.5K
NOI $48,568 @ 7.0% cap · market cap 8.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
144
Businesses Nearby
Explore this area
Business Placement
Demographics for 92227, CA
27,492
Population
9,062
Households
3
Avg Household Size
33
Median Age
14%
College-Educated
74%
High-School Grad
593.7 sq mi
ZIP Area
46
Density / Sq Mi
$60,593
Median Household Income
$36,295
Median Earnings
$955
Median Rent
$272,200
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?
Quadplex - Four-unit multifamily property in R-4 zoning with central heat pump heating and driveway parking.
Where is this quadplex located?
The property is located at 129 C St Brawley, CA.
What is the asking price?
The asking price for this property is $589,000.
What are key features of this property?
This property features: Four‑plex with 4 units under R‑4 zoning; 2,720 SF residential building built in 1985; Ceramic tile flooring
