4-Unit Quadplex with
For Sale
$589,000
129 C St, Brawley, CA 92227
Residential Income, Brawley, CA
Property Size2,720 SF
Lot Size0.18 Acres
Price / SF$216.54
Days on Market143
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 4, Bathroom 2, Bathroom 4, Bathroom 1, Bedroom 1, Bedroom 6, Bathroom 3, Bedroom 5, Bedroom 2, Bedroom 7, Bedroom 8, Bedroom 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
Heat Pump (Heating), Central
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) 344-6560
Added: May 7
Changed: Sep 16
Last Checked: Sep 26 at 9:06AM
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 4-unit residential property contains 2,720 square feet on a 0.175-acre parcel and was built in 1985. Interior features include ceramic tile flooring, central heating, and heat-pump systems. Each unit has a new water heater, while all four air-conditioning units are 2 years old. The property also includes an asphalt roof and driveway parking.
Located at 129 C St in Brawley, California, the property is zoned R-4. Parking is arranged with 4 spaces at the front and 4 additional spaces at the rear. The existing occupancy includes long-term tenants.
Located at 129 C St in Brawley, California, the property is zoned R-4. Parking is arranged with 4 spaces at the front and 4 additional spaces at the rear. The existing occupancy includes long-term tenants.
Key Highlights
- 4‑unit residential property with 2,720 square feet
- R‑4 zoning on a 0.175‑acre parcel
- All 4 air conditioners are 2 years old
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
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Open Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
668
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
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Quadplex - R-4 residential property with updated water heaters, central heating, and ceramic tile flooring.
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: 4‑unit residential property with 2,720 square feet; R‑4 zoning on a 0.175‑acre parcel; All 4 air conditioners are 2 years old
