Multifamily Property with Guest
New
For Sale
$2,725,000
4184 Pleasant Hill Road, Lincoln, CA 95648
Rolling, tree-covered grounds include a year-round pond, fenced areas, and access via a private maintained road.
Property Size5,036 SF
Price / SF$541.10
Days on Market2
Property Features for 4184 Pleasant Hill Road
General Information
Standard status
Active
Size
5,036 SF
Property subtype
Land
Building Details
Year Built
2000
Listing Agency:
Brian Durnian, Calistoga Realty Co Inc
Listed By:
The Jamison Team
(408) 465-4899
Source:
Tuscanaproperties
Added: Sep 11
Last Checked: Sep 11 at 5:26AM
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 Brian Durnian, Calistoga Realty Co Inc
Investment Insights
Based on property information with market context.
Built in 2000, this multifamily property includes a guest house, second garage, workshop, and additional outbuilding. The improvements also feature an attached garage with RV access, a covered patio, balcony, built-in barbecue, wet bar, and a kitchen with granite counters and an island. Interior features include vaulted and cathedral ceilings, a gas fireplace, central cooling, multiple heating units, full bathrooms, and a combination of carpet and luxury vinyl plank flooring.
The property is located at 4184 Pleasant Hill Road in Lincoln, California, with rolling topography, numerous trees, a year-round pond, and a dead-end setting. Additional site features include a well, septic system, fencing, an entry gate, a private maintained road, and views described as panoramic with city lights and downtown exposure.
The property is located at 4184 Pleasant Hill Road in Lincoln, California, with rolling topography, numerous trees, a year-round pond, and a dead-end setting. Additional site features include a well, septic system, fencing, an entry gate, a private maintained road, and views described as panoramic with city lights and downtown exposure.
Key Highlights
- Multifamily property with guest house, second garage, workshop, and additional outbuilding
- Built in 2000 with attached garage, RV access, and guest parking available
- Rolling, tree‑covered setting with a year‑round pond and dead‑end access
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
$77,582
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
2.85%
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%
$1,551,640
$1.6M
Cap Rate 7%
$1,108,314
$1.1M
Cap Rate 9%
$862,022
$862.0K
Market Conditions
NOI Build-Up for 5,036 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
$149.3K $29.64/SF
− Vacancy
−$8.2K −$1.63/SF
EGI
$141.1K $28.01/SF
− OpEx
−$63.5K −$12.60/SF
NOI
$77.6K $15.41/SF
Area
Placer County, CA
Vacancy
5.50%
Lease Rate
$29.64 /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%
$1,551,640
Cap Rate 7%
$1,108,314
Cap Rate 9%
$862,022
Alternative Uses
Best Use
Apartment 5plus
$1.11M
$969.8K – $1.29M
NOI $77,582 @ 7.0% cap · market cap 2.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.95M
$1.71M – $2.27M
NOI $136,471 @ 7.0% cap · market cap 5.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Explore this area
Business Placement
Demographics for 95648, CA
54,483
Population
22,095
Households
2.5
Avg Household Size
45
Median Age
38%
College-Educated
94%
High-School Grad
144.3 sq mi
ZIP Area
378
Density / Sq Mi
$108,200
Median Household Income
$58,255
Median Earnings
$2,054
Median Rent
$635,200
Median Home Value
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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?
Multifamily property - Rolling, tree-covered grounds include a year-round pond, fenced areas, and access via a private maintained road.
Where is this multifamily property located?
The property is located at 4184 Pleasant Hill Road Lincoln, CA.
What is the asking price?
The asking price for this property is $2,725,000.
What are key features of this property?
This property features: Multifamily property with guest house, second garage, workshop, and additional outbuilding; Built in 2000 with attached garage, RV access, and guest parking available; Rolling, tree‑covered setting with a year‑round pond and dead‑end access
