8-Unit Apartment
For Sale
Contact for pricing
3441-3445 Altos Avenue, Sacramento, CA 95838
Two separate apartment buildings offer one-bedroom residences across distinct parcels in an established single-family residential setting.
Property Size4,000 SF
Price / SF$273.75
Days on Market67
Property Features for 3441-3445 Altos Avenue
General Information
Standard status
Active
Size
4,000 SF
Net Rentable
3,960 SF
Property subtype
Retail
Zoning
R-1A-SPD
Units
Unit Mix
8 x 1BR/1BA
Multifamily Units
8
Additional Details
Highway Access
Yes
Building Details
Year Built
1973
Buildings
2
Units
8
Listing Agency:
Colliers - Sacramento, California
Listed By:
Trevor Meleski · License #02245229
(916) 563-3071
Source:
Crexi
Added: Jun 29
Changed: Sep 1
Last Checked: Aug 31 at 11:51PM
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 Colliers - Sacramento, California
Investment Insights
Based on property information with market context.
This multifamily offering comprises two apartment buildings on separate parcels at 3441-3445 Altos Avenue. Built in 1973, the properties contain eight one-bedroom, one-bath units with 3,960 square feet of rentable living space. The R-1A-SPD zoning designation applies to the property, and the surrounding neighborhood is characterized by single-family homes.
The location provides access to Downtown Sacramento and Interstate 80, with proximity to the Arden-Arcade and Natomas employment corridors. The paired-building configuration keeps the assets separately situated by parcel, providing flexibility for future ownership planning.
The location provides access to Downtown Sacramento and Interstate 80, with proximity to the Arden-Arcade and Natomas employment corridors. The paired-building configuration keeps the assets separately situated by parcel, providing flexibility for future ownership planning.
Key Highlights
- Eight 1‑bedroom, 1‑bath apartment units
- Two apartment buildings situated on separate parcels
- 3,960 square feet of rentable living space
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
$62,832
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
5.74%
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%
$1,256,640
$1.3M
Cap Rate 7%
$897,600
$897.6K
Cap Rate 9%
$698,133
$698.1K
Market Conditions
NOI Build-Up for 4,000 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
$120.0K $30.00/SF
− Vacancy
−$5.8K −$1.44/SF
EGI
$114.2K $28.56/SF
− OpEx
−$51.4K −$12.85/SF
NOI
$62.8K $15.71/SF
Area
Sacramento, CA
Vacancy
4.80%
Lease Rate
$30.00 /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%
$1,256,640
Cap Rate 7%
$897,600
Cap Rate 9%
$698,133
Alternative Uses
Best Use
Apartment 5plus
$897.6K
$785.4K – $1.05M
NOI $62,832 @ 7.0% cap · market cap 5.74%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.07M
$940.5K – $1.25M
NOI $75,240 @ 7.0% cap · market cap 6.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
8
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
349
Businesses Nearby
Explore this area
Business Placement
Demographics for 95838, CA
41,340
Population
12,400
Households
3.3
Avg Household Size
32
Median Age
14%
College-Educated
80%
High-School Grad
9.2 sq mi
ZIP Area
4,493
Density / Sq Mi
$63,969
Median Household Income
$35,443
Median Earnings
$1,605
Median Rent
$369,000
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 - Two separate apartment buildings offer one-bedroom residences across distinct parcels in an established single-family residential setting.
Where is this apartment building located?
The property is located at 3441-3445 Altos Avenue Sacramento, CA.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: Eight 1‑bedroom, 1‑bath apartment units; Two apartment buildings situated on separate parcels; 3,960 square feet of rentable living space
