Furnished Multifamily
For Sale
$629,000
2704 Aramon Drive, Rancho Cordova, CA 95670
Furnished shared-living property with recent major building-system upgrades and included household furnishings.
Property Size1,694 SF
Days on Market163
Property Features for 2704 Aramon Drive
General Information
Standard status
Active
Size
1,694 SF
Property subtype
Business
Additional Details
Furnished
Yes
Gross Income
$71,100
Public Transit
Yes
Building Details
Building Size
1,694 SF
Listing Agency:
Sunrise Options
(916) 595-7952
Listed By:
Gina Macaluso · License #01992091
Source:
Teamnavigate
Added: Feb 28
Changed: Aug 10
Last Checked: Aug 10 at 4:30AM
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 Sunrise Options
Investment Insights
Based on property information with market context.
This multifamily property operates as a furnished shared-living residence, a model in place for more than a decade. Capital work completed in December 2024 included installation of a new 50-year roof, HVAC system, and water heater, along with attic insulation. The sale also includes furnishings, appliances, and household goods used in the operation.
The property is located in Rancho Cordova at 2704 Aramon Drive, with walkable access to public transit, grocery stores, and retail. The existing shared-living format may be continued, or the property can be considered for mid-term or traditional long-term rental use. Garage conversion or ADU addition may also be possible, subject to verification with the local jurisdiction. Limited seller consultation regarding the operating format and procedures is available as part of the handover.
The property is located in Rancho Cordova at 2704 Aramon Drive, with walkable access to public transit, grocery stores, and retail. The existing shared-living format may be continued, or the property can be considered for mid-term or traditional long-term rental use. Garage conversion or ADU addition may also be possible, subject to verification with the local jurisdiction. Limited seller consultation regarding the operating format and procedures is available as part of the handover.
Key Highlights
- Furnished shared‑living operation established for more than a decade
- December 2024 improvements include a new 50‑year roof, HVAC system, water heater, and attic insulation
- Sale includes furnishings, appliances, and household goods
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
$22,612
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
3.59%
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%
$452,240
$452.2K
Cap Rate 7%
$323,029
$323.0K
Cap Rate 9%
$251,244
$251.2K
Market Conditions
NOI Build-Up for 1,694 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
$44.1K $26.04/SF
− Vacancy
−$3.0K −$1.77/SF
EGI
$41.1K $24.27/SF
− OpEx
−$18.5K −$10.92/SF
NOI
$22.6K $13.35/SF
Area
Sacramento County, CA
Vacancy
6.80%
Lease Rate
$26.04 /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%
$452,240
Cap Rate 7%
$323,029
Cap Rate 9%
$251,244
Alternative Uses
Best Use
Apartment 5plus
$323.0K
$282.7K – $376.9K
NOI $22,612 @ 7.0% cap · market cap 3.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$451.3K
$394.9K – $526.5K
NOI $31,590 @ 7.0% cap · market cap 5.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
700
Businesses Nearby
Explore this area
Business Placement
Demographics for 95670, CA
57,988
Population
22,779
Households
2.5
Avg Household Size
38
Median Age
32%
College-Educated
89%
High-School Grad
12.9 sq mi
ZIP Area
4,495
Density / Sq Mi
$90,414
Median Household Income
$47,271
Median Earnings
$1,693
Median Rent
$463,100
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?
Multifamily property - Furnished shared-living property with recent major building-system upgrades and included household furnishings.
Where is this multifamily property located?
The property is located at 2704 Aramon Drive Rancho Cordova, CA.
What is the asking price?
The asking price for this property is $629,000.
What are key features of this property?
This property features: Furnished shared‑living operation established for more than a decade; December 2024 improvements include a new 50‑year roof, HVAC system, water heater, and attic insulation; Sale includes furnishings, appliances, and household goods
