Occupied Fourplex with
For Sale
$975,000
395 Orange, Oakland, CA 94610
Four-unit residential property with all units occupied, positioned near employment, shopping, and downtown Oakland.
Property Size2,963 SF
Days on Market103
Property Features for 395 Orange
General Information
Standard status
Active
Size
2,963 SF
Property subtype
Investment
Occupancy
100%
Additional Details
Public Transit
Yes
Multifamily Units
4
Building Details
Building Size
2,963 SF
Year Built
1968
Stories
2
Units
3
Listing Agency:
Lux Bancorp
(714) 552-4222
Listed By:
Monica De La Riva · License #01782939
(714) 552-4222
Source:
Elliman
Added: May 20
Changed: Aug 29
Last Checked: May 26 at 4:25AM
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 Lux Bancorp
Investment Insights
Based on property information with market context.
This fourplex includes three occupied residential units and a separate studio, providing a compact multifamily configuration in a maintained residential setting. The property is 100% occupied and located on a quiet, tree-lined street in North Oakland’s Oakland Avenue–Harrison Street area.
395 Orange is approximately 2 miles from Downtown Oakland and 4 miles from UC Berkeley, with access to the Broadway business corridor for shopping, dining, and services. Kaiser Permanente is nearby, and the surrounding area includes neighborhood block-watch activity and community events. The property is identified with Assessor zoning.
395 Orange is approximately 2 miles from Downtown Oakland and 4 miles from UC Berkeley, with access to the Broadway business corridor for shopping, dining, and services. Kaiser Permanente is nearby, and the surrounding area includes neighborhood block-watch activity and community events. The property is identified with Assessor zoning.
Key Highlights
- 100% occupied fourplex configuration
- Three residential units plus a 4th studio
- Approximately 2 miles to Downtown Oakland
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
$67,905
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
6.96%
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%
$1,358,100
$1.4M
Cap Rate 7%
$970,071
$970.1K
Cap Rate 9%
$754,500
$754.5K
Market Conditions
NOI Build-Up for 2,963 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
$101.3K $34.20/SF
− Vacancy
−$4.3K −$1.46/SF
EGI
$97.0K $32.74/SF
− OpEx
−$29.1K −$9.82/SF
NOI
$67.9K $22.92/SF
Area
Oakland, CA
Vacancy
4.27%
Lease Rate
$34.20 /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%
$1,358,100
Cap Rate 7%
$970,071
Cap Rate 9%
$754,500
Alternative Uses
Best Use
Multifamily LT 5
$970.1K
$848.8K – $1.13M
NOI $67,905 @ 7.0% cap · market cap 6.96%
Second Best
Apartment 5plus
$893.8K
$782.1K – $1.04M
NOI $62,564 @ 7.0% cap · market cap 6.42%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
7,059
Businesses Nearby
Explore this area
Business Placement
Demographics for 94610, CA
31,261
Population
17,926
Households
1.7
Avg Household Size
39
Median Age
73%
College-Educated
96%
High-School Grad
2.1 sq mi
ZIP Area
14,886
Density / Sq Mi
$130,435
Median Household Income
$90,577
Median Earnings
$2,184
Median Rent
$1,324,500
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 - Four-unit residential property with all units occupied, positioned near employment, shopping, and downtown Oakland.
Where is this quadplex located?
The property is located at 395 Orange Oakland, CA.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: 100% occupied fourplex configuration; Three residential units plus a 4th studio; Approximately 2 miles to Downtown Oakland
