Two-Bedroom Apartment
New
For Sale
$2,495,000
3263 Belmont Avenue, El Cerrito, CA 94530
All units offer two bedrooms, with new appliances and flooring refreshed in most residences.
Property Size6,253 SF
Days on Market5
Property Features for 3263 Belmont Avenue
General Information
Standard status
Active
Size
6,253 SF
Property subtype
Multifamily
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Average Monthly Rent
$2,200
Building Details
Building Size
6,253 SF
Year Built
1963
Units
8
Listing Agency:
NAI Northern California
Listed By:
Ethan Berger · License #CalDRE #01868467
(925) 588-9740
Source:
Nainorcal
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 13 at 5:58AM
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 NAI Northern California
Investment Insights
Based on property information with market context.
Built in 1963, this apartment property has an all two-bedroom unit mix. Each residence received a new appliance package with a dishwasher, range, and refrigerator, while most units also feature updated flooring. Exterior painting was completed in 2025, and individual electrical panels have been recently replaced throughout the property.
The property is located 0.5 miles from El Cerrito Plaza BART and has Interstate 80 access within 0.5 miles. El Cerrito Plaza Shopping Center is nearby, with Trader Joe’s, Lucky, CVS, Peet’s Coffee, and Starbucks. Costco, Pacific East Mall, Central Park, and Creekside Park & Trail are also identified in the surrounding area. The property is subject to California’s statewide rent cap under AB 1482.
The property is located 0.5 miles from El Cerrito Plaza BART and has Interstate 80 access within 0.5 miles. El Cerrito Plaza Shopping Center is nearby, with Trader Joe’s, Lucky, CVS, Peet’s Coffee, and Starbucks. Costco, Pacific East Mall, Central Park, and Creekside Park & Trail are also identified in the surrounding area. The property is subject to California’s statewide rent cap under AB 1482.
Key Highlights
- 100% two‑bedroom unit mix
- New appliance packages in all units, including dishwashers, ranges, and refrigerators
- Exterior paint completed in 2025
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
$99,401
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
3.98%
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%
$1,988,020
$2.0M
Cap Rate 7%
$1,420,014
$1.4M
Cap Rate 9%
$1,104,456
$1.1M
Market Conditions
NOI Build-Up for 6,253 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
$189.8K $30.36/SF
− Vacancy
−$9.1K −$1.46/SF
EGI
$180.7K $28.90/SF
− OpEx
−$81.3K −$13.01/SF
NOI
$99.4K $15.90/SF
Area
Contra Costa County, CA
Vacancy
4.80%
Lease Rate
$30.36 /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%
$1,988,020
Cap Rate 7%
$1,420,014
Cap Rate 9%
$1,104,456
Alternative Uses
Best Use
Apartment 5plus
$1.42M
$1.24M – $1.66M
NOI $99,401 @ 7.0% cap · market cap 3.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.36M
$2.07M – $2.76M
NOI $165,454 @ 7.0% cap · market cap 6.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,579
Businesses Nearby
Explore this area
Business Placement
Demographics for 94530, CA
26,360
Population
11,404
Households
2.3
Avg Household Size
43
Median Age
66%
College-Educated
96%
High-School Grad
4.3 sq mi
ZIP Area
6,130
Density / Sq Mi
$127,731
Median Household Income
$66,739
Median Earnings
$2,434
Median Rent
$1,097,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - All units offer two bedrooms, with new appliances and flooring refreshed in most residences.
Where is this apartment building located?
The property is located at 3263 Belmont Avenue El Cerrito, CA.
What is the asking price?
The asking price for this property is $2,495,000.
What are key features of this property?
This property features: 100% two‑bedroom unit mix; New appliance packages in all units, including dishwashers, ranges, and refrigerators; Exterior paint completed in 2025
