Six-Unit Apartment
For Sale
$1,278,000
2104 Dawn Way, Sacramento, CA 95825
Fully occupied property with two-bedroom units, separate utility metering, private downstairs yards, parking, and shared laundry.
Property Size4,236 SF
Price / SF$301.70
Days on Market23
Property Features for 2104 Dawn Way
General Information
Standard status
Active
Size
4,236 SF
Total Parking Spaces
10
Property subtype
Residential Income
Occupancy
100%
Net Operating Income
$75,521
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
6 x 2BR/1BA
Multifamily Units
6
Additional Details
Cap Rate
6%
Taxes and HOA fees
Annual Taxes
$13,647
Amenities
gas range
refrigerator
microwave
dishwasher
dual-pane windows
air conditioning
wall-mounted heating
private backyards
on-site parking
shared laundry facility
Sidewalks
Wall/Window Unit(s)
Wall Furnace
Dishwasher, Gas Range, Microwave
Ceiling Fan(s)
Neighborhood
Wood
Assigned
Building Details
Building Size
4,236 SF
Year Built
1957
Buildings
1
Stories
2
Listing Agency:
COMPASS
(415) 272-5572
Listed By:
Carmen Chan
(415) 272-5572
Source:
Evrealestate
Added: Aug 8
Changed: Aug 28
Last Checked: Aug 30 at 1:32PM
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 COMPASS
Investment Insights
Based on property information with market context.
This six-unit apartment property at 2104 Dawn Way contains approximately 4,236 square feet arranged as six two-bedroom, one-bathroom residences. Built in 1957, the property is fully occupied. Unit features include gas ranges, refrigerators, microwaves, dishwashers, dual-pane windows, air conditioning, and wall-mounted heating. Gas and electricity are separately metered for each unit, while downstairs residences include private backyards. On-site parking and a shared laundry facility serve the residents.
The property is located in Sacramento’s Arden-Arcade submarket, near parks, shopping, dining, public transportation, and everyday amenities. Established rental income and a current cap rate of approximately 6%, calculated with a 5% vacancy allowance, are supported by the existing occupancy. The property is available for drive-by viewing only; tenants are not to be disturbed.
The property is located in Sacramento’s Arden-Arcade submarket, near parks, shopping, dining, public transportation, and everyday amenities. Established rental income and a current cap rate of approximately 6%, calculated with a 5% vacancy allowance, are supported by the existing occupancy. The property is available for drive-by viewing only; tenants are not to be disturbed.
Key Highlights
- Six‑unit apartment property totaling approximately 4,236 square feet
- Six two‑bedroom, one‑bathroom units; all are fully occupied
- Current cap rate of approximately 6%, calculated with a 5% vacancy allowance
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
$66,539
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
5.21%
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%
$1,330,780
$1.3M
Cap Rate 7%
$950,557
$950.6K
Cap Rate 9%
$739,322
$739.3K
Market Conditions
NOI Build-Up for 4,236 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
$127.1K $30.00/SF
− Vacancy
−$6.1K −$1.44/SF
EGI
$121.0K $28.56/SF
− OpEx
−$54.4K −$12.85/SF
NOI
$66.5K $15.71/SF
Area
Sacramento, CA
Vacancy
4.80%
Lease Rate
$30.00 /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%
$1,330,780
Cap Rate 7%
$950,557
Cap Rate 9%
$739,322
Alternative Uses
Best Use
Apartment 5plus
$950.6K
$831.7K – $1.11M
NOI $66,539 @ 7.0% cap · market cap 5.21%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.14M
$996.0K – $1.33M
NOI $79,679 @ 7.0% cap · market cap 6.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
825
Businesses Nearby
Explore this area
Business Placement
Demographics for 95825, CA
36,081
Population
16,803
Households
2.1
Avg Household Size
34
Median Age
33%
College-Educated
87%
High-School Grad
4.7 sq mi
ZIP Area
7,677
Density / Sq Mi
$64,264
Median Household Income
$35,994
Median Earnings
$1,582
Median Rent
$433,500
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?
Apartment building - Fully occupied property with two-bedroom units, separate utility metering, private downstairs yards, parking, and shared laundry.
Where is this apartment building located?
The property is located at 2104 Dawn Way Sacramento, CA.
What is the asking price?
The asking price for this property is $1,278,000.
What are key features of this property?
This property features: Six‑unit apartment property totaling approximately 4,236 square feet; Six two‑bedroom, one‑bathroom units; all are fully occupied; Current cap rate of approximately 6%, calculated with a 5% vacancy allowance
