Four-Unit Quadplex with
For Sale
$575,000
Pending
3312 Santa Rosa Court, Merced, CA 95348
Two-level configuration includes private yard areas for the lower residences.
Property Size3,786 SF
Days on Market74
Property Features for 3312 Santa Rosa Court
General Information
Standard status
Pending
Size
3,786 SF
Property subtype
Multi Family
Building Details
Year Built
1972
Listing Agency:
Cornerstone Homes
(209) 484-4280
Listed By:
Johnny J. Flores · License #01464580
(209) 484-4280
Source:
Exitrealty
Added: Jun 19
Changed: Aug 30
Last Checked: Aug 30 at 6:52PM
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 Cornerstone Homes
Investment Insights
Based on property information with market context.
This four-unit quadplex at 3312 Santa Rosa Court is arranged with two residences on each level. The lower units include private yard areas, adding dedicated outdoor space to the property’s residential layout. Parking consists of 4 covered carport spaces and 2 additional uncovered spaces.
The property is positioned near a mall, shopping, dining, and everyday amenities in Merced. Built in 1972, the asset offers an established multifamily configuration with four separate units and a combination of covered and open parking.
The property is positioned near a mall, shopping, dining, and everyday amenities in Merced. Built in 1972, the asset offers an established multifamily configuration with four separate units and a combination of covered and open parking.
Key Highlights
- Four‑unit layout with two upstairs and two downstairs residences
- Lower units include private yard spaces
- 4 covered carport spaces
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
$49,588
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
8.62%
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%
$991,760
$991.8K
Cap Rate 7%
$708,400
$708.4K
Cap Rate 9%
$550,978
$551.0K
Market Conditions
NOI Build-Up for 3,786 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
$75.0K $19.80/SF
− Vacancy
−$4.1K −$1.09/SF
EGI
$70.8K $18.71/SF
− OpEx
−$21.3K −$5.61/SF
NOI
$49.6K $13.10/SF
Area
Merced County, CA
Vacancy
5.50%
Lease Rate
$19.80 /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%
$991,760
Cap Rate 7%
$708,400
Cap Rate 9%
$550,978
Alternative Uses
Best Use
Multifamily LT 5
$708.4K
$619.9K – $826.5K
NOI $49,588 @ 7.0% cap · market cap 8.62%
Second Best
Apartment 5plus
$657.9K
$575.7K – $767.5K
NOI $46,052 @ 7.0% cap · market cap 8.01%
Theoretical Best
Healthcare Medical
$835.3K
$730.9K – $974.5K
NOI $58,471 @ 7.0% cap · market cap 10.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,004
Businesses Nearby
Explore this area
Business Placement
Demographics for 95348, CA
35,066
Population
12,173
Households
2.9
Avg Household Size
30
Median Age
19%
College-Educated
80%
High-School Grad
59.0 sq mi
ZIP Area
594
Density / Sq Mi
$63,618
Median Household Income
$40,171
Median Earnings
$1,498
Median Rent
$352,700
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 - Two-level configuration includes private yard areas for the lower residences.
Where is this quadplex located?
The property is located at 3312 Santa Rosa Court Merced, CA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Four‑unit layout with two upstairs and two downstairs residences; Lower units include private yard spaces; 4 covered carport spaces
