Updated Triplex With
For Sale
$784,900
3309 3311 Brockton Ave, Riverside, CA 92501
Separately metered residences include dedicated garages and a vacant, updated unit ready for occupancy or leasing.
Property Size2,466 SF
Days on Market11
Property Features for 3309 3311 Brockton Ave
General Information
Standard status
Active
Size
2,466 SF
Total Parking Spaces
3
Property subtype
Investment
Additional Details
Utilities to Site
Yes
Amenities
interior laundry room
Building Details
Building Size
2,466 SF
Year Built
1952
Units
3
Tenancy
Multi
Abandoned
No
Listing Agency:
(949) 306-2942
Listed By:
Ruth Bridge · License #01918207
Source:
Elliman
Added: Aug 2
Changed: Aug 12
Last Checked: Aug 12 at 6:12AM
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 Ruth Bridge
Investment Insights
Based on property information with market context.
This Riverside triplex comprises three separately addressed residences at 3309 and 3311 Brockton Avenue and 4140 3rd Street. The configuration includes two two-bedroom, one-bath units and one updated one-bedroom, one-bath unit. Each residence has an individual utility meter and a designated single-car garage. Both two-bedroom units also include interior laundry rooms.
The one-bedroom residence is vacant and has been refreshed for immediate occupancy or leasing. The two larger units are occupied by long-term tenants. Recent exterior painting provides a current improvement to the property, which was built in 1952.
The one-bedroom residence is vacant and has been refreshed for immediate occupancy or leasing. The two larger units are occupied by long-term tenants. Recent exterior painting provides a current improvement to the property, which was built in 1952.
Key Highlights
- Three separately addressed units with individual utility meters
- Unit mix: two 2‑bedroom, 1‑bath residences and one 1‑bedroom, 1‑bath residence
- Each unit includes a designated single‑car garage
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
$43,124
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
5.49%
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%
$862,480
$862.5K
Cap Rate 7%
$616,057
$616.1K
Cap Rate 9%
$479,156
$479.2K
Market Conditions
NOI Build-Up for 2,466 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
$62.7K $25.44/SF
− Vacancy
−$1.1K −$0.46/SF
EGI
$61.6K $24.98/SF
− OpEx
−$18.5K −$7.49/SF
NOI
$43.1K $17.49/SF
Area
Riverside, CA
Vacancy
1.80%
Lease Rate
$25.44 /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%
$862,480
Cap Rate 7%
$616,057
Cap Rate 9%
$479,156
Alternative Uses
Best Use
Multifamily LT 5
$616.1K
$539.1K – $718.7K
NOI $43,124 @ 7.0% cap · market cap 5.49%
Second Best
Apartment 5plus
$563.4K
$493.0K – $657.3K
NOI $39,437 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$846.0K
$740.3K – $987.0K
NOI $59,222 @ 7.0% cap · market cap 7.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,034
Businesses Nearby
Explore this area
Business Placement
Demographics for 92501, CA
22,017
Population
7,488
Households
2.9
Avg Household Size
35
Median Age
18%
College-Educated
81%
High-School Grad
5.6 sq mi
ZIP Area
3,932
Density / Sq Mi
$83,027
Median Household Income
$41,780
Median Earnings
$1,615
Median Rent
$466,400
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 - Separately metered residences include dedicated garages and a vacant, updated unit ready for occupancy or leasing.
Where is this triplex located?
The property is located at 3309 3311 Brockton Ave Riverside, CA.
What is the asking price?
The asking price for this property is $784,900.
What are key features of this property?
This property features: Three separately addressed units with individual utility meters; Unit mix: two 2‑bedroom, 1‑bath residences and one 1‑bedroom, 1‑bath residence; Each unit includes a designated single‑car garage
