Triplex with Tenant Parking
For Sale
$800,000
Pending
3120 Pacheco Blvd, Martinez, CA 94553
MULTI_FAMILY - Martinez, CA
Property Size1,956 SF
Lot Size0.10 Acres
Days on Market207
Property Features for 3120 Pacheco Blvd
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-B
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 1, Bedroom 2, Bedroom 4, Bathroom 1, Bathroom 3, Bedroom 3, Bathroom 2
Parking features
Parking Lot
Interior features
Storage
Exterior features
Front Yard, Side Yard
Fencing
Chain Link
Appliances
Gas Water Heater
Directions
680HWY to Pacheco Blvd
Subdivision
Listing
Standard status
Pending
APN
3752430037
Size
1,956 SF
Lot size
0.10 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace, Forced Air
Water source
Public
Building Details
Year built
1938
Number of units
3
Flooring type
Linoleum, Laminate, Tile, Hardwood
Building materials
Wood Siding
Roof type
Composition
Additional Structures
Storage
Listing Agency:
Realty ONE Group Future
(925) 230-0700
Listed By:
Jaswant Kaur
(510) 734-6093
Added: Jan 17
Changed: Aug 2
Last Checked: Aug 12 at 1:06PM
MLS# 41121246
Copyright © 2026 Bay East. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This triplex is offered as two lots sold together, with paved driveway access. The front unit is a 2-bedroom/1-bath home with a living room, dining area, and laundry room, and features granite countertops and hardwood floors. The back two units are 1-bedroom/1-bath each, with a living room and kitchen; the kitchens include granite countertops and tile flooring. Interior amenities include storage, and exterior features include front and side yards.
The triplex is located on one lot, and a second lot is currently used for tenant parking. The combined lot size for both lots is 8,929 sq. ft. The property totals 1,956 sq. ft. and was built in 1938. Updates and systems include a gas water heater, wall furnace and forced-air heating, and a composition roof. Parking is provided via a parking lot and chain-link fencing, and utilities include public water and public sewer.
Both lots are being sold together, with the triplex on one lot and tenant parking on the second lot.
The triplex is located on one lot, and a second lot is currently used for tenant parking. The combined lot size for both lots is 8,929 sq. ft. The property totals 1,956 sq. ft. and was built in 1938. Updates and systems include a gas water heater, wall furnace and forced-air heating, and a composition roof. Parking is provided via a parking lot and chain-link fencing, and utilities include public water and public sewer.
Both lots are being sold together, with the triplex on one lot and tenant parking on the second lot.
Key Highlights
- All units occupied triplex with paved driveway access
- Front unit: 2 bed/1 bath with living room, dining area, and laundry room
- Back units: two 1 bed/1 bath units with granite kitchen countertops and tile flooring
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
$33,488
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
4.19%
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%
$669,760
$669.8K
Cap Rate 7%
$478,400
$478.4K
Cap Rate 9%
$372,089
$372.1K
Market Conditions
NOI Build-Up for 1,956 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
$50.5K $25.80/SF
− Vacancy
−$2.6K −$1.34/SF
EGI
$47.8K $24.46/SF
− OpEx
−$14.4K −$7.34/SF
NOI
$33.5K $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%
$669,760
Cap Rate 7%
$478,400
Cap Rate 9%
$372,089
Alternative Uses
Best Use
Multifamily LT 5
$478.4K
$418.6K – $558.1K
NOI $33,488 @ 7.0% cap · market cap 4.19%
Second Best
Apartment 5plus
$444.2K
$388.7K – $518.2K
NOI $31,094 @ 7.0% cap · market cap 3.89%
Theoretical Best
Office A
$739.4K
$647.0K – $862.6K
NOI $51,756 @ 7.0% cap · market cap 6.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
278
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 - R-B zoned triplex with all units occupied, including tenant parking on a second lot sold together.
Where is this triplex located?
The property is located at 3120 Pacheco Blvd Martinez, CA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: All units occupied triplex with paved driveway access; Front unit: 2 bed/1 bath with living room, dining area, and laundry room; Back units: two 1 bed/1 bath units with granite kitchen countertops and tile flooring
