Updated Mixed-Use Investment
For Sale
$1,099,000
3012 4th Ave, Sacramento, CA 95817
Four updated units near Midtown with live/work potential.
Property Size2,841 SF
Lot Size0.09 Acres
Days on Market192
Property Features for 3012 4th Ave
General Information
Standard status
Active
Size
2,841 SF
Lot size
0.09 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$10,000
Building Details
Building Size
2,841 SF
Year Built
1955
Units
4
Listing Agency:
Reza Khan, Broker
Listed By:
Reza Khan · License #01880118
(408) 457-4115
Source:
Elliman
Added: Mar 11
Changed: Sep 17
Last Checked: Sep 16 at 4:46PM
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 Reza Khan, Broker
Investment Insights
Based on property information with market context.
Located at 3004-3014 4th Street, this property offers a unique investment opportunity. It features four fully updated units and current zoning allows for mixed-use live/work opportunities. The unit mix includes three 1-bed, 1-bath units and one studio unit. Recent improvements are extensive, including newer flooring, LED lighting, custom cabinets, and updated kitchens and bathrooms in the downstairs units. Three units are equipped with super-high-efficiency Fujitsu Mini-Ductless split HVAC units. Property-wide upgrades include newer electrical panels and wiring, updated plumbing drain and water lines, and newer water heaters. The grounds feature low-maintenance hardscape and a spacious private backyard area for tenants. Three units include in-unit washer/dryers. Parking is abundant, with a 4-car tandem locked parking area and a 2-car detached garage. The location is within walking distance to Midtown and various food, entertainment, and shopping options, including Gunther's Ice Cream, Hop Gardens, The Side Door, Naked Coffee, and Moonshine Co.
Key Highlights
- Four fully updated units offering immediate rental income potential.
- Highly desirable mixed‑use Live/Work zoning.
- Excellent location within walking distance to Midtown's food, entertainment, and shopping.**
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
$48,486
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
4.41%
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%
$969,720
$969.7K
Cap Rate 7%
$692,657
$692.7K
Cap Rate 9%
$538,733
$538.7K
Market Conditions
NOI Build-Up for 2,841 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
$73.3K $25.80/SF
− Vacancy
−$4.0K −$1.42/SF
EGI
$69.3K $24.38/SF
− OpEx
−$20.8K −$7.31/SF
NOI
$48.5K $17.07/SF
Area
Sacramento, CA
Vacancy
5.50%
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%
$969,720
Cap Rate 7%
$692,657
Cap Rate 9%
$538,733
Alternative Uses
Best Use
Multifamily LT 5
$692.7K
$606.1K – $808.1K
NOI $48,486 @ 7.0% cap · market cap 4.41%
Second Best
Apartment 5plus
$637.5K
$557.8K – $743.8K
NOI $44,626 @ 7.0% cap · market cap 4.06%
Theoretical Best
Specialty Retail
$763.4K
$668.0K – $890.7K
NOI $53,439 @ 7.0% cap · market cap 4.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,097
Businesses Nearby
Explore this area
Business Placement
Demographics for 95817, CA
14,270
Population
7,014
Households
2
Avg Household Size
35
Median Age
48%
College-Educated
89%
High-School Grad
2.3 sq mi
ZIP Area
6,204
Density / Sq Mi
$64,621
Median Household Income
$46,117
Median Earnings
$1,511
Median Rent
$500,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four updated units near Midtown with live/work potential.
Where is this quadplex located?
The property is located at 3012 4th Ave Sacramento, CA.
What is the asking price?
The asking price for this property is $1,099,000.
What are key features of this property?
This property features: Four fully updated units offering immediate rental income potential.; Highly desirable mixed‑use Live/Work zoning.; Excellent location within walking distance to Midtown's food, entertainment, and shopping.**
