Four-Plex with Covered Carport
For Sale
$1,150,000
312 Roschelle, Santa Maria, CA 93458
Four units with two bedrooms and one bathroom each, plus covered carport parking for four vehicles total.
Property Size3,450 SF
Days on Market35
Property Features for 312 Roschelle
General Information
Standard status
Active
Size
3,450 SF
Total Parking Spaces
4
Property subtype
Investment
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Additional Details
Gross Income
$96,000
Building Details
Building Size
3,450 SF
Year Built
1963
Units
4
Listed By:
Gabriel Fernandez
(805) 550-5792
Source:
Elliman
Added: Jul 30
Changed: Aug 17
Last Checked: Sep 1 at 9:47PM
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 Gabriel Fernandez
Investment Insights
Based on property information with market context.
This quadplex offers four rental units, each with two bedrooms and one bathroom. All units have access to covered carport parking, with parking for four vehicles total. The property was built in 1963 and is being sold AS-IS.
One unit has been recently remodeled, and the property has a history of long-term tenancy, including a tenant who occupied Unit C for approximately 14 years. BikeScore is 77 (Very Bikeable) and WalkScore is 61 (Somewhat Walkable).
The combination of consistent unit layouts and demonstrated long-term occupancy history may appeal to buyers seeking a straightforward four-unit rental setup.
One unit has been recently remodeled, and the property has a history of long-term tenancy, including a tenant who occupied Unit C for approximately 14 years. BikeScore is 77 (Very Bikeable) and WalkScore is 61 (Somewhat Walkable).
The combination of consistent unit layouts and demonstrated long-term occupancy history may appeal to buyers seeking a straightforward four-unit rental setup.
Key Highlights
- Built in 1963
- Four units, each with two bedrooms and one bathroom
- Covered carport parking for four vehicles total
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
$57,681
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
5.02%
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%
$1,153,620
$1.2M
Cap Rate 7%
$824,014
$824.0K
Cap Rate 9%
$640,900
$640.9K
Market Conditions
NOI Build-Up for 3,450 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
$86.9K $25.20/SF
− Vacancy
−$4.5K −$1.32/SF
EGI
$82.4K $23.88/SF
− OpEx
−$24.7K −$7.17/SF
NOI
$57.7K $16.72/SF
Area
Santa Maria, CA
Vacancy
5.22%
Lease Rate
$25.20 /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%
$1,153,620
Cap Rate 7%
$824,014
Cap Rate 9%
$640,900
Alternative Uses
Best Use
Multifamily LT 5
$824.0K
$721.0K – $961.4K
NOI $57,681 @ 7.0% cap · market cap 5.02%
Second Best
Apartment 5plus
$716.2K
$626.7K – $835.6K
NOI $50,136 @ 7.0% cap · market cap 4.36%
Theoretical Best
Office A
$1.17M
$1.02M – $1.36M
NOI $81,608 @ 7.0% cap · market cap 7.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,249
Businesses Nearby
Explore this area
Business Placement
Demographics for 93458, CA
59,927
Population
14,433
Households
4.2
Avg Household Size
28
Median Age
9%
College-Educated
50%
High-School Grad
28.4 sq mi
ZIP Area
2,110
Density / Sq Mi
$73,518
Median Household Income
$30,278
Median Earnings
$1,825
Median Rent
$460,300
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?
Quadplex - Four units with two bedrooms and one bathroom each, plus covered carport parking for four vehicles total.
Where is this quadplex located?
The property is located at 312 Roschelle Santa Maria, CA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Built in 1963; Four units, each with two bedrooms and one bathroom; Covered carport parking for four vehicles total
