Four-Unit Garden-Style
For Sale
$815,000
180 E J St, Oakdale, CA 95361
Occupied garden-style property with unit laundry hookups, perimeter fencing, and an attached garage.
Property Size2,464 SF
Price / SF$330.76
Days on Market108
Property Features for 180 E J St
General Information
Standard status
Active
Size
2,464 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
3 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
4
Amenities
laundry hookups
perimeter fencing
Building Details
Year Built
1964
Construction
garden-style
Listing Agency:
PMZ Real Estate
(209) 988-3335
Listed By:
Jeffrey A. Titus · License #01376376
Source:
Homesofgreatersacramento
Added: May 15
Changed: Aug 29
Last Checked: Aug 29 at 10:36PM
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 PMZ Real Estate
Investment Insights
Based on property information with market context.
Located at 180 E J St in Oakdale, this 2,464-square-foot quadplex was built in 1964 and contains four residential units. The configuration includes three one-bedroom, one-bath units and one two-bedroom, one-bath unit. The property has a garden-style layout, with laundry hookups provided in every unit. The two-bedroom residence also includes an attached one-car garage.
Recent property updates include a newer roof and refreshed exterior paint, while perimeter fencing defines the site. All four units are occupied, and professional property management is in place. The combination of varied unit sizes, on-site laundry connections, and an attached garage provides a clearly defined multifamily configuration.
Recent property updates include a newer roof and refreshed exterior paint, while perimeter fencing defines the site. All four units are occupied, and professional property management is in place. The combination of varied unit sizes, on-site laundry connections, and an attached garage provides a clearly defined multifamily configuration.
Key Highlights
- Four‑unit configuration: three 1‑bedroom/1‑bath units and one 2‑bedroom/1‑bath unit
- 2,464 SF quadplex built in 1964
- All units currently occupied
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
$33,338
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
4.09%
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%
$666,760
$666.8K
Cap Rate 7%
$476,257
$476.3K
Cap Rate 9%
$370,422
$370.4K
Market Conditions
NOI Build-Up for 2,464 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
$48.8K $19.80/SF
− Vacancy
−$1.2K −$0.47/SF
EGI
$47.6K $19.33/SF
− OpEx
−$14.3K −$5.80/SF
NOI
$33.3K $13.53/SF
Area
Stanislaus County, CA
Vacancy
2.38%
Lease Rate
$19.80 /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%
$666,760
Cap Rate 7%
$476,257
Cap Rate 9%
$370,422
Alternative Uses
Best Use
Multifamily LT 5
$476.3K
$416.7K – $555.6K
NOI $33,338 @ 7.0% cap · market cap 4.09%
Second Best
Apartment 5plus
$439.4K
$384.5K – $512.7K
NOI $30,760 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$1.15M
$1.00M – $1.34M
NOI $80,167 @ 7.0% cap · market cap 9.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
894
Businesses Nearby
Explore this area
Business Placement
Demographics for 95361, CA
35,019
Population
12,913
Households
2.7
Avg Household Size
40
Median Age
24%
College-Educated
86%
High-School Grad
217.4 sq mi
ZIP Area
161
Density / Sq Mi
$91,381
Median Household Income
$47,508
Median Earnings
$1,496
Median Rent
$479,900
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 - Occupied garden-style property with unit laundry hookups, perimeter fencing, and an attached garage.
Where is this quadplex located?
The property is located at 180 E J St Oakdale, CA.
What is the asking price?
The asking price for this property is $815,000.
What are key features of this property?
This property features: Four‑unit configuration: three 1‑bedroom/1‑bath units and one 2‑bedroom/1‑bath unit; 2,464 SF quadplex built in 1964; All units currently occupied
