Five-Unit Multifamily with In-Unit
For Sale
$1,950,000
3670 Silver Oaks Way, Livermore, CA 94550
Built in 1988, this five-unit Livermore multifamily includes in-unit laundry and private outdoor space across each nearly identical layout.
Property Size4,225 SF
Days on Market52
Property Features for 3670 Silver Oaks Way
General Information
Standard status
Active
Size
4,225 SF
Property subtype
Multi Family
Occupancy
100%
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
5 x 2BR/2BA
Multifamily Units
5
Additional Details
Asking Price
$1,999,000
Amenities
in-unit laundry
private outdoor space
Building Details
Building Size
4,225 SF
Year Built
1988
Listing Agency:
HomeSmart Optima Realty, Inc
Listed By:
Jeremiah Botros · License #02143043
(925) 390-8768
Source:
Remaxaccord
Added: Jul 24
Changed: Sep 5
Last Checked: Sep 12 at 10:10AM
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 HomeSmart Optima Realty, Inc
Investment Insights
Based on property information with market context.
3670 Silver Oaks Way is a fully occupied five-unit multifamily asset in Livermore. Built in 1988, the property features five nearly identical two-bedroom, two-bath units of approximately 851 SF each, supporting efficient operations with consistent layouts. Interiors have been updated and the property has been well maintained, with in-unit laundry, private outdoor space, and resident parking that can help reduce near-term capital needs and support tenant retention.
The community is positioned just minutes from Downtown Livermore, with convenient access to I-580 and ACE rail, plus nearby Tri-Valley employment centers and local dining, retail, and recreation. Bike and pedestrian access are supportive for daily errands, with a 71 bikeScore and a 25 walkScore.
From a fundamentals standpoint, the offering includes a pro forma 5.3% cap rate, reflecting the current stabilized operation and the benefit of in-place rents below supported market levels.
The community is positioned just minutes from Downtown Livermore, with convenient access to I-580 and ACE rail, plus nearby Tri-Valley employment centers and local dining, retail, and recreation. Bike and pedestrian access are supportive for daily errands, with a 71 bikeScore and a 25 walkScore.
From a fundamentals standpoint, the offering includes a pro forma 5.3% cap rate, reflecting the current stabilized operation and the benefit of in-place rents below supported market levels.
Key Highlights
- Fully occupied five‑unit multifamily property in Livermore
- Five nearly identical 2BR/2BA units, approximately 851 SF each
- In‑unit laundry plus private outdoor space across all units
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
$61,204
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
3.14%
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%
$1,224,080
$1.2M
Cap Rate 7%
$874,343
$874.3K
Cap Rate 9%
$680,044
$680.0K
Market Conditions
NOI Build-Up for 4,225 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
$118.1K $27.96/SF
− Vacancy
−$6.9K −$1.62/SF
EGI
$111.3K $26.34/SF
− OpEx
−$50.1K −$11.85/SF
NOI
$61.2K $14.49/SF
Area
Alameda County, CA
Vacancy
5.80%
Lease Rate
$27.96 /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%
$1,224,080
Cap Rate 7%
$874,343
Cap Rate 9%
$680,044
Alternative Uses
Best Use
Apartment 5plus
$874.3K
$765.1K – $1.02M
NOI $61,204 @ 7.0% cap · market cap 3.14%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$19.26M
$16.85M – $22.47M
NOI $1,348,309 @ 7.0% cap · market cap 69.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
5
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,264
Businesses Nearby
Explore this area
Business Placement
Demographics for 94550, CA
49,959
Population
18,390
Households
2.7
Avg Household Size
42
Median Age
56%
College-Educated
96%
High-School Grad
272.0 sq mi
ZIP Area
184
Density / Sq Mi
$177,218
Median Household Income
$88,646
Median Earnings
$2,681
Median Rent
$1,146,700
Median Home Value
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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 - Built in 1988, this five-unit Livermore multifamily includes in-unit laundry and private outdoor space across each nearly identical layout.
Where is this apartment building located?
The property is located at 3670 Silver Oaks Way Livermore, CA.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Fully occupied five‑unit multifamily property in Livermore; Five nearly identical 2BR/2BA units, approximately 851 SF each; In‑unit laundry plus private outdoor space across all units
