Updated Four-Unit
For Sale
$1,150,000
4184 Oro Ln, El Dorado, CA 95623
Income-producing residential property with private patios, fenced yards, covered parking, storage, and recent system improvements.
Property Size3,876 SF
Price / SF$296.70
Days on Market10
Property Features for 4184 Oro Ln
General Information
Standard status
Active
Size
3,876 SF
Total Parking Spaces
8
Property subtype
Residential Income
Units
Unit Mix
4 x 2BR/2BA
Multifamily Units
4
Additional Details
Public Transit
Yes
Amenities
community laundry room
outdoor common area
established landscaping with drip irrigation
Listing Agency:
Vista Sotheby's International Realty
7604545
Listed By:
Kristin Sterett
5020352
Source:
Exprealty
Added: Aug 28
Changed: Sep 6
Last Checked: Sep 6 at 2:23PM
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 Vista Sotheby's International Realty
Investment Insights
Based on property information with market context.
This 3,876-square-foot quadplex contains four residential units, each offering two bedrooms, two bathrooms, a kitchen, separate dining space, and private outdoor areas. Upper residences include private patios, while lower residences open to covered front patios and fenced backyards. Every unit has a primary bathroom with a separate vanity area, split-system heating and air conditioning installed in 2022, and a covered storage space measuring approximately 4' x 12'.
Property improvements include a roof approximately seven years old, three units with new ceiling fans, one unit with newer showers and toilets, and two remodeled units featuring commercial-strength vinyl flooring, updated cabinetry and countertops, and replacement appliances. A community laundry room accommodates one washer and one dryer, which are not currently installed. The property also provides eight parking spaces, including covered assigned spaces, along with landscaped grounds, drip irrigation, an outdoor common area, and a side yard suitable for a garden area. It is located near schools and public transportation.
Property improvements include a roof approximately seven years old, three units with new ceiling fans, one unit with newer showers and toilets, and two remodeled units featuring commercial-strength vinyl flooring, updated cabinetry and countertops, and replacement appliances. A community laundry room accommodates one washer and one dryer, which are not currently installed. The property also provides eight parking spaces, including covered assigned spaces, along with landscaped grounds, drip irrigation, an outdoor common area, and a side yard suitable for a garden area. It is located near schools and public transportation.
Key Highlights
- Four residential units with 2 bedrooms and 2 bathrooms each
- 3,876 SF quadplex with kitchens and separate dining areas
- Split‑system heating and air conditioning installed in 2022
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
$64,414
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
5.60%
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%
$1,288,280
$1.3M
Cap Rate 7%
$920,200
$920.2K
Cap Rate 9%
$715,711
$715.7K
Market Conditions
NOI Build-Up for 3,876 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
$97.7K $25.20/SF
− Vacancy
−$5.7K −$1.46/SF
EGI
$92.0K $23.74/SF
− OpEx
−$27.6K −$7.12/SF
NOI
$64.4K $16.62/SF
Area
El Dorado County, CA
Vacancy
5.79%
Lease Rate
$25.20 /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%
$1,288,280
Cap Rate 7%
$920,200
Cap Rate 9%
$715,711
Alternative Uses
Best Use
Multifamily LT 5
$920.2K
$805.2K – $1.07M
NOI $64,414 @ 7.0% cap · market cap 5.60%
Second Best
Apartment 5plus
$823.6K
$720.6K – $960.9K
NOI $57,651 @ 7.0% cap · market cap 5.01%
Theoretical Best
Specialty Retail
$1.39M
$1.21M – $1.62M
NOI $97,002 @ 7.0% cap · market cap 8.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
161
Businesses Nearby
Explore this area
Business Placement
Demographics for 95623, CA
4,267
Population
1,737
Households
2.5
Avg Household Size
51
Median Age
27%
College-Educated
97%
High-School Grad
44.7 sq mi
ZIP Area
95
Density / Sq Mi
$106,190
Median Household Income
$37,667
Median Earnings
$1,387
Median Rent
$570,800
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 - Income-producing residential property with private patios, fenced yards, covered parking, storage, and recent system improvements.
Where is this quadplex located?
The property is located at 4184 Oro Ln El Dorado, CA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Four residential units with 2 bedrooms and 2 bathrooms each; 3,876 SF quadplex with kitchens and separate dining areas; Split‑system heating and air conditioning installed in 2022
