Renovated 18-Unit Apartment
For Sale
$5,350,000
25013 & 25021 Cypress Ave, Hayward, CA 94544
Updated interiors, controlled access, and private garage parking support a well-maintained multifamily property in Hayward.
Property Size11,808 SF
Days on Market15
Property Features for 25013 & 25021 Cypress Ave
General Information
Standard status
Active
Size
11,808 SF
Property subtype
Multifamily
Building Details
Building Size
11,808 SF
Year Built
1962
Listing Agency:
LEE & ASSOCIATES
Listed By:
Tyler Clark · License #CalDRE #01900784
(925) 788-5952
Source:
Lee-associates
Added: Aug 30
Changed: Sep 8
Last Checked: Sep 12 at 7:24AM
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 LEE & ASSOCIATES
Investment Insights
Based on property information with market context.
This 18-unit apartment property in Hayward includes 16 one-bedroom, one-bath residences and two two-bedroom, one-and-one-half-bath townhome units. Interior, exterior, and site renovations were completed in 2016. Unit upgrades include granite and quartz countertops, hardwood flooring, and refreshed finishes, while the property also provides gated entry and private garage parking.
The community offers access to Hayward BART, I-880, I-580, and Highway 92. Downtown Hayward, CSU East Bay, and Bay Area employment centers are also within the surrounding area, giving the property connectivity to regional transportation, education, and employment destinations.
The community offers access to Hayward BART, I-880, I-580, and Highway 92. Downtown Hayward, CSU East Bay, and Bay Area employment centers are also within the surrounding area, giving the property connectivity to regional transportation, education, and employment destinations.
Key Highlights
- 18‑unit apartment property with 16 one‑bedroom/one‑bath units and 2 two‑bedroom/one‑and‑one‑half‑bath townhome units
- Interior, exterior, and site renovations completed in 2016
- Unit interiors feature granite and quartz countertops, hardwood flooring, and updated finishes
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
$229,029
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
4.28%
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%
$4,580,580
$4.6M
Cap Rate 7%
$3,271,843
$3.3M
Cap Rate 9%
$2,544,767
$2.5M
Market Conditions
NOI Build-Up for 11,808 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
$439.3K $37.20/SF
− Vacancy
−$22.8K −$1.93/SF
EGI
$416.4K $35.27/SF
− OpEx
−$187.4K −$15.87/SF
NOI
$229.0K $19.40/SF
Area
Hayward, CA
Vacancy
5.20%
Lease Rate
$37.20 /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%
$4,580,580
Cap Rate 7%
$3,271,843
Cap Rate 9%
$2,544,767
Alternative Uses
Best Use
Apartment 5plus
$3.27M
$2.86M – $3.82M
NOI $229,029 @ 7.0% cap · market cap 4.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.65M
$3.19M – $4.26M
NOI $255,506 @ 7.0% cap · market cap 4.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
984
Businesses Nearby
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Business Placement
Demographics for 94544, CA
79,769
Population
23,990
Households
3.3
Avg Household Size
36
Median Age
27%
College-Educated
79%
High-School Grad
11.0 sq mi
ZIP Area
7,252
Density / Sq Mi
$108,358
Median Household Income
$48,926
Median Earnings
$2,339
Median Rent
$801,900
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?
Apartment building - Updated interiors, controlled access, and private garage parking support a well-maintained multifamily property in Hayward.
Where is this apartment building located?
The property is located at 25013 & 25021 Cypress Ave Hayward, CA.
What is the asking price?
The asking price for this property is $5,350,000.
What are key features of this property?
This property features: 18‑unit apartment property with 16 one‑bedroom/one‑bath units and 2 two‑bedroom/one‑and‑one‑half‑bath townhome units; Interior, exterior, and site renovations completed in 2016; Unit interiors feature granite and quartz countertops, hardwood flooring, and updated finishes
