Hilltop Multifamily
For Sale
Contact for pricing
129 Woodland Avenue, San Rafael, CA 94901
Income property with bright units, in-unit laundry, and convenient access to downtown amenities, parks, transit, and freeways.
Property Size5,752 SF
Price / SF$396.19
Days on Market21
Property Features for 129 Woodland Avenue
General Information
Standard status
Active
Size
5,752 SF
Class
C
Property subtype
Multifamily
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$113,929
Site & Location
Highway Access
Yes
Public Transit
Yes
Amenities
large picture windows
beamed ceilings
in-unit washer/dryer
Building Details
Year Built
1955
Buildings
1
Stories
2
Units
8
Tenancy
Multi
Listing Agency:
LemRx Realty Advisors
Listed By:
Dan Lem · License #CA 00930322
Source:
Crexi
Added: Aug 11
Changed: Aug 29
Last Checked: Aug 30 at 9:03PM
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 LemRx Realty Advisors
Investment Insights
Based on property information with market context.
This 5,752-square-foot multifamily property was built in 1955 and is described as being in good condition. Set on a hilltop in Picnic Valley, the building offers residential units with large picture windows, beamed ceilings, and in-unit washer/dryer appliances. These features provide natural light, architectural character, and everyday laundry convenience within each residence.
The property is within walking distance of Downtown San Rafael, including shops, restaurants, a farmers market, the historic Rafael Theater, and major grocers. Three shopping centers and several parks are located nearby, while transit and freeway access support travel throughout the area. The property is in central Marin County, in San Rafael, the county seat and an established civic and cultural center.
The property is within walking distance of Downtown San Rafael, including shops, restaurants, a farmers market, the historic Rafael Theater, and major grocers. Three shopping centers and several parks are located nearby, while transit and freeway access support travel throughout the area. The property is in central Marin County, in San Rafael, the county seat and an established civic and cultural center.
Key Highlights
- 5,752‑square‑foot multifamily property built in 1955
- Hilltop setting in Picnic Valley
- Residential units feature large picture windows and beamed ceilings
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
$83,324
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
3.66%
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%
$1,666,480
$1.7M
Cap Rate 7%
$1,190,343
$1.2M
Cap Rate 9%
$925,822
$925.8K
Market Conditions
NOI Build-Up for 5,752 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
$160.8K $27.96/SF
− Vacancy
−$9.3K −$1.62/SF
EGI
$151.5K $26.34/SF
− OpEx
−$68.2K −$11.85/SF
NOI
$83.3K $14.49/SF
Area
Marin County, CA
Vacancy
5.80%
Lease Rate
$27.96 /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%
$1,666,480
Cap Rate 7%
$1,190,343
Cap Rate 9%
$925,822
Alternative Uses
Best Use
Apartment 5plus
$1.19M
$1.04M – $1.39M
NOI $83,324 @ 7.0% cap · market cap 3.66%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$28.10M
$24.58M – $32.78M
NOI $1,966,731 @ 7.0% cap · market cap 86.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,250
Businesses Nearby
Explore this area
Business Placement
Demographics for 94901, CA
43,338
Population
16,412
Households
2.6
Avg Household Size
40
Median Age
48%
College-Educated
82%
High-School Grad
13.1 sq mi
ZIP Area
3,308
Density / Sq Mi
$108,837
Median Household Income
$50,122
Median Earnings
$2,229
Median Rent
$1,369,500
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?
Multifamily property - Income property with bright units, in-unit laundry, and convenient access to downtown amenities, parks, transit, and freeways.
Where is this multifamily property located?
The property is located at 129 Woodland Avenue San Rafael, CA.
What is the asking price?
The asking price for this property is $2,278,888.
What are key features of this property?
This property features: 5,752‑square‑foot multifamily property built in 1955; Hilltop setting in Picnic Valley; Residential units feature large picture windows and beamed ceilings
