Remodeled Four-Unit
New
For Sale
$950,000
1520 San Pablo Avenue, Pinole, CA 94564
Residential Income, Pinole, CA
Property Size2,982 SF
Lot Size0.14 Acres
Price / SF$318.58
Days on Market3
Property Features for 1520 San Pablo Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 3, Bedroom 7, Bedroom 4, Bedroom 2, Bathroom 3, Bedroom 6, Bedroom 5, Bathroom 1, Bedroom 1, Bathroom 4, Bathroom 2, Bedroom 8, Bathroom 5
Parking
4
Parking features
Carport, Covered
Directions
I-80 to Appian Way, left on San Pablo Ave, property is on the right.
Subdivision
Pinole
Standard status
Active
APN
4020300143
Size
2,982 SF
Lot size
0.14 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Water source
Public
Amenities
laundry room
covered parking
off-street parking
Building Details
Year built
1966
Floors in Building
2
Number of units
4
Listing Agency:
eXp Realty of California, Inc
(888) 832-7179
Listed By:
Rick Warner
(888) 584-9427 x119
Added: Sep 11
Changed: Sep 12
Last Checked: Sep 13 at 12:06AM
MLS# 326076172
Copyright © 2026 Bay Area Real Estate Information Services, Inc. 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 2,982-square-foot quadplex contains four units, each arranged with two bedrooms, one bathroom, an open-concept living area, and an eat-in kitchen. Two units are described as remodeled, with luxury vinyl plank flooring, Shaker-style cabinets, and recessed lighting. The property was built in 1966 and is served by wall furnaces, public water, and public sewer.
A dedicated laundry room includes a commercial Speed Queen washer and dryer. Parking includes covered spaces, carport parking, and additional off-street parking. The 0.14-acre property is located at 1520 San Pablo Avenue in Pinole, near Bayfront Park, with a Walk Score of 80. The four-unit configuration supports either owner occupancy with additional rented units or operation as a fully leased multifamily property, as described in the source information.
A dedicated laundry room includes a commercial Speed Queen washer and dryer. Parking includes covered spaces, carport parking, and additional off-street parking. The 0.14-acre property is located at 1520 San Pablo Avenue in Pinole, near Bayfront Park, with a Walk Score of 80. The four-unit configuration supports either owner occupancy with additional rented units or operation as a fully leased multifamily property, as described in the source information.
Key Highlights
- Four‑unit quadplex with 2,982 square feet
- Each unit includes 2 bedrooms, 1 bathroom, an open‑concept layout, and an eat‑in kitchen
- Two units are remodeled with luxury vinyl plank flooring, Shaker‑style cabinetry, and recessed lighting
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
$51,054
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
5.37%
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%
$1,021,080
$1.0M
Cap Rate 7%
$729,343
$729.3K
Cap Rate 9%
$567,267
$567.3K
Market Conditions
NOI Build-Up for 2,982 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
$76.9K $25.80/SF
− Vacancy
−$4.0K −$1.34/SF
EGI
$72.9K $24.46/SF
− OpEx
−$21.9K −$7.34/SF
NOI
$51.1K $17.12/SF
Area
Contra Costa County, CA
Vacancy
5.20%
Lease Rate
$25.80 /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%
$1,021,080
Cap Rate 7%
$729,343
Cap Rate 9%
$567,267
Alternative Uses
Best Use
Multifamily LT 5
$729.3K
$638.2K – $850.9K
NOI $51,054 @ 7.0% cap · market cap 5.37%
Second Best
Apartment 5plus
$677.2K
$592.5K – $790.1K
NOI $47,403 @ 7.0% cap · market cap 4.99%
Theoretical Best
Office A
$1.13M
$986.3K – $1.32M
NOI $78,904 @ 7.0% cap · market cap 8.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
916
Businesses Nearby
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Business Placement
Demographics for 94564, CA
19,024
Population
7,285
Households
2.6
Avg Household Size
44
Median Age
39%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
2,798
Density / Sq Mi
$120,833
Median Household Income
$55,841
Median Earnings
$2,738
Median Rent
$697,100
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 - Four two-bedroom units with shared laundry, covered parking, and public utilities in Pinole.
Where is this quadplex located?
The property is located at 1520 San Pablo Avenue Pinole, CA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Four‑unit quadplex with 2,982 square feet; Each unit includes 2 bedrooms, 1 bathroom, an open‑concept layout, and an eat‑in kitchen; Two units are remodeled with luxury vinyl plank flooring, Shaker‑style cabinetry, and recessed lighting
