Residential Income Property Near Cal
For Sale
$695,000
3030 Alliance Rd, Arcata, CA 95521
Income property with potential for four units near Cal Poly.
Property Size4,096 SF
Lot Size0.84 Acres
Price / SF$169.68
Days on Market157
Property Features for 3030 Alliance Rd
General Information
Standard status
Active
Size
4,096 SF
Lot size
0.84 Acres
Property subtype
Multifamily
Building Details
Building Size
4,096 SF
Listing Agency:
Coldwell Banker Commercial Pacific Partners Real Estate
(707) 442-2222
Listed By:
Scott Pesch · License #01190750
(707) 442-2222
Source:
Cbcworldwide
Added: Mar 5
Changed: Aug 8
Last Checked: Aug 8 at 1:43PM
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 Coldwell Banker Commercial Pacific Partners Real Estate
Investment Insights
Based on property information with market context.
This income property offers significant potential and is located a 15-minute bicycle ride from Cal Poly Humboldt. The property includes a main house with 4 bedrooms and 2 bathrooms, approximately 1,364 square feet, and a 1-bedroom, 1-bathroom apartment of approximately 432 square feet; both are nearly ready for occupancy. There are also two additional units that require finishing, currently framed with some electrical and plumbing completed: a 3-bedroom, 1-bathroom unit and a 2-bedroom, 1-bathroom unit, totaling approximately 2,300 square feet. The property includes a large barn and sits on a 0.837-acre parcel (36,500 square feet) zoned for low-density residential use. The property offers the potential for four income units or the option to reside in one unit while leasing out the other three.
Key Highlights
- Potential for four income‑generating units or owner‑occupancy with rental income.
- Close proximity (15‑minute bike ride) to Cal Poly Humboldt.
- Large .837 acre (36,500 sf) parcel.
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
$48,774
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
7.02%
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%
$975,480
$975.5K
Cap Rate 7%
$696,771
$696.8K
Cap Rate 9%
$541,933
$541.9K
Market Conditions
NOI Build-Up for 4,096 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
$95.4K $23.28/SF
− Vacancy
−$6.7K −$1.63/SF
EGI
$88.7K $21.65/SF
− OpEx
−$39.9K −$9.74/SF
NOI
$48.8K $11.91/SF
Area
Humboldt County, CA
Vacancy
7.00%
Lease Rate
$23.28 /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%
$975,480
Cap Rate 7%
$696,771
Cap Rate 9%
$541,933
Alternative Uses
Best Use
Apartment 5plus
$696.8K
$609.7K – $812.9K
NOI $48,774 @ 7.0% cap · market cap 7.02%
Second Best
—
—
no second resolved use
Theoretical Best
Flex RnD
$1.55M
$1.35M – $1.80M
NOI $108,278 @ 7.0% cap · market cap 15.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,090
Businesses Nearby
Explore this area
Business Placement
Demographics for 95521, CA
21,581
Population
9,797
Households
2.2
Avg Household Size
30
Median Age
45%
College-Educated
95%
High-School Grad
60.4 sq mi
ZIP Area
357
Density / Sq Mi
$54,324
Median Household Income
$24,129
Median Earnings
$1,300
Median Rent
$478,600
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 - Income property with potential for four units near Cal Poly.
Where is this apartment building located?
The property is located at 3030 Alliance Rd Arcata, CA.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Potential for four income‑generating units or owner‑occupancy with rental income.; Close proximity (15‑minute bike ride) to Cal Poly Humboldt.; Large .837 acre (36,500 sf) parcel.
