Multifamily Property Near Saint Mary's
For Sale
$5,500,000
340 Rheem Blvd, Moraga, CA 94556
Multifamily property with diverse unit mix near shopping and dining.
Property Size12,975 SF
Price / SF$423.89
Days on Market146
Property Features for 340 Rheem Blvd
General Information
Standard status
Active
Size
12,975 SF
Property subtype
Residential Income
Amenities
Other
Building Details
Building Size
12,975 SF
Year Built
1960
Listing Agency:
The Pinza Group, Inc
Listed By:
Steven Pinza · License #01867691
(510) 788-6045
Source:
Evrealestate
Added: Apr 15
Changed: Sep 6
Last Checked: Sep 7 at 4:29AM
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 The Pinza Group, Inc
Investment Insights
Based on property information with market context.
This multifamily property features a mix of one-bedroom, one-bathroom, two-bedroom, one-bathroom, and three-bedroom, one-and-a-half-bathroom units spread across two addresses on Rheem Boulevard. The property offers easy management with stable, paying tenants and no city rent control. On-site amenities include coin-operated laundry, covered parking, and private patios. The location provides walking distance access to shopping, dining, and Saint Mary's College. The property has a current cap rate of 6.14% and a current GRM of 11.8. The property size is 12975 square feet.
Key Highlights
- Great Unit Mix: Featuring 1bd/1bth, 2bd/1bth, and 3bd/1.5bth units.
- No City Rent Control: Enjoy flexibility in rental management.
- Stable Paying Tenants: Provides immediate income and reduces vacancy concerns.
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
$206,257
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
3.75%
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%
$4,125,140
$4.1M
Cap Rate 7%
$2,946,529
$2.9M
Cap Rate 9%
$2,291,744
$2.3M
Market Conditions
NOI Build-Up for 12,975 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
$393.9K $30.36/SF
− Vacancy
−$18.9K −$1.46/SF
EGI
$375.0K $28.90/SF
− OpEx
−$168.8K −$13.01/SF
NOI
$206.3K $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%
$4,125,140
Cap Rate 7%
$2,946,529
Cap Rate 9%
$2,291,744
Alternative Uses
Best Use
Apartment 5plus
$2.95M
$2.58M – $3.44M
NOI $206,257 @ 7.0% cap · market cap 3.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.90M
$4.29M – $5.72M
NOI $343,319 @ 7.0% cap · market cap 6.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
350
Businesses Nearby
Explore this area
Business Placement
Demographics for 94556, CA
16,134
Population
5,830
Households
2.8
Avg Household Size
45
Median Age
81%
College-Educated
99%
High-School Grad
19.3 sq mi
ZIP Area
836
Density / Sq Mi
$199,300
Median Household Income
$97,188
Median Earnings
$3,119
Median Rent
$1,594,100
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?
Apartment building - Multifamily property with diverse unit mix near shopping and dining.
Where is this apartment building located?
The property is located at 340 Rheem Blvd Moraga, CA.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: Great Unit Mix: Featuring 1bd/1bth, 2bd/1bth, and 3bd/1.5bth units.; No City Rent Control: Enjoy flexibility in rental management.; Stable Paying Tenants: Provides immediate income and reduces vacancy concerns.
