Triplex with New Roof and ADU
For Sale
$849,900
2220 S Crest Ave, Martinez, CA 94553
Triplex offering three rental units plus submitted plans for a 2-bed/2-bath ADU, with a roof installed in 2025.
Property Size1,970 SF
Price / SF$431.42
Days on Market191
Property Features for 2220 S Crest Ave
General Information
Standard status
Active
Size
1,970 SF
Property subtype
Multi Family
Additional Details
Highway Access
Yes
Multifamily Units
3
Building Details
Year Built
1942
Listing Agency:
Luxe Realty Group
(925) 421-7227
Listed By:
Mahyar Nooraei · License #01943121
(925) 864-5432
Source:
Exitrealty
Added: Feb 26
Changed: Sep 1
Last Checked: Sep 5 at 6:07AM
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 Luxe Realty Group
Investment Insights
Based on property information with market context.
This income-generating triplex includes three units with the following mix: Unit 1 is a 3 bed/1 bath, Unit 2 is a studio/1 bath, and Unit 3 is a 1 bed/1 bath. A bonus ADU is included through submitted plans for a 2 bed/2 bath, and the property has bay views from the back of the lot. The home also features a brand new roof installed in 2025.
The property sits on a large lot with off-street parking in a quiet, residential neighborhood. Access is described as convenient to Hwy 4 & 680, Amtrak, downtown Martinez, shopping, parks, and schools. The remarks also note a strong rental history, with an opportunity to increase rents.
For buyers seeking an owner-occupant option, live-in flexibility is supported by the existing unit layout, while the submitted ADU plans provide a path to expand the property’s rental footprint.
The property sits on a large lot with off-street parking in a quiet, residential neighborhood. Access is described as convenient to Hwy 4 & 680, Amtrak, downtown Martinez, shopping, parks, and schools. The remarks also note a strong rental history, with an opportunity to increase rents.
For buyers seeking an owner-occupant option, live-in flexibility is supported by the existing unit layout, while the submitted ADU plans provide a path to expand the property’s rental footprint.
Key Highlights
- Triplex built in 1942 with 3 rental units: 3 bed/1 bath, studio/1 bath, and 1 bed/1 bath
- Brand‑new roof installed in 2025
- Submitted plans for a 2‑bed/2‑bath ADU with bay view potential
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
$33,728
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
3.97%
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%
$674,560
$674.6K
Cap Rate 7%
$481,829
$481.8K
Cap Rate 9%
$374,756
$374.8K
Market Conditions
NOI Build-Up for 1,970 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
$50.8K $25.80/SF
− Vacancy
−$2.6K −$1.34/SF
EGI
$48.2K $24.46/SF
− OpEx
−$14.5K −$7.34/SF
NOI
$33.7K $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%
$674,560
Cap Rate 7%
$481,829
Cap Rate 9%
$374,756
Alternative Uses
Best Use
Multifamily LT 5
$481.8K
$421.6K – $562.1K
NOI $33,728 @ 7.0% cap · market cap 3.97%
Second Best
Apartment 5plus
$447.4K
$391.5K – $521.9K
NOI $31,316 @ 7.0% cap · market cap 3.68%
Theoretical Best
Office A
$744.7K
$651.6K – $868.8K
NOI $52,126 @ 7.0% cap · market cap 6.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
841
Businesses Nearby
Explore this area
Business Placement
Demographics for 94553, CA
49,756
Population
19,626
Households
2.5
Avg Household Size
42
Median Age
42%
College-Educated
94%
High-School Grad
61.6 sq mi
ZIP Area
808
Density / Sq Mi
$121,023
Median Household Income
$70,337
Median Earnings
$2,247
Median Rent
$781,400
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?
Triplex - Triplex offering three rental units plus submitted plans for a 2-bed/2-bath ADU, with a roof installed in 2025.
Where is this triplex located?
The property is located at 2220 S Crest Ave Martinez, CA.
What is the asking price?
The asking price for this property is $849,900.
What are key features of this property?
This property features: Triplex built in 1942 with 3 rental units: 3 bed/1 bath, studio/1 bath, and 1 bed/1 bath; Brand‑new roof installed in 2025; Submitted plans for a 2‑bed/2‑bath ADU with bay view potential
