Oakland Multi-Unit Investment
For Sale
$1,498,000
441 Macarthur Boulevard, Oakland, CA 94609
Move-in ready 6-unit building in vibrant Mosswood neighborhood.
Property Size3,732 SF
Price / SF$401.39
Days on Market442
Property Features for 441 Macarthur Boulevard
General Information
Standard status
Active
Size
3,732 SF
Building Details
Year Built
1986
Listing Agency:
CHRISTIE'S INTERNATIONAL REAL ESTATE SERENO
Listed By:
THOMAS PETERS
Source:
Corcoran
Added: Jun 19, 2025
Changed: Mar 16
Last Checked: Mar 16 at 9:09AM
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 CHRISTIE'S INTERNATIONAL REAL ESTATE SERENO
Investment Insights
Based on property information with market context.
Located in Oakland's Mosswood neighborhood, 441 W MacArthur Blvd is a move-in ready multi-unit building featuring six units. Each unit includes two bedrooms and one bathroom, offering flexible living options suitable for multi-generational households, owner-occupants seeking rental income, or investors looking for cash flow. Constructed in 1986 as part of a multi-unit condo community, the property provides secure entry, designated parking, and professional management. Each unit features a spacious, light-filled layout with a private entry, well-appointed kitchen, and modern amenities. The property is situated minutes from Oakland destinations and everyday conveniences, with easy access to BART Station and HWY 580 and 980. Piedmont Avenue, Temescal Alley, and Rockridge shopping and dining districts are also nearby. Kaiser Permanente is located just one block away. Mosswood Park and Grove Shafter Park are within walking distance, offering recreation and outdoor enjoyment. The neighborhood is undergoing improvements and developments expected to enhance the community and contribute to long-term growth. The property size is 3732 square feet.
Key Highlights
- Six 2‑bedroom/1‑bathroom units offer flexible living options.
- Excellent location: Minutes from BART, HWY 580/980, Piedmont Avenue, Temescal Alley, Rockridge, Kaiser Permanente, and multiple parks.
- Move‑in ready condition with spacious, light‑filled layouts, private entries, well‑appointed kitchens, and modern amenities in each unit.
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
$78,801
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
5.26%
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%
$1,576,020
$1.6M
Cap Rate 7%
$1,125,729
$1.1M
Cap Rate 9%
$875,567
$875.6K
Market Conditions
NOI Build-Up for 3,732 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
$150.0K $40.20/SF
− Vacancy
−$6.8K −$1.81/SF
EGI
$143.3K $38.39/SF
− OpEx
−$64.5K −$17.28/SF
NOI
$78.8K $21.12/SF
Area
Oakland, CA
Vacancy
4.50%
Lease Rate
$40.20 /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%
$1,576,020
Cap Rate 7%
$1,125,729
Cap Rate 9%
$875,567
Alternative Uses
Best Use
Apartment 5plus
$1.13M
$985.0K – $1.31M
NOI $78,801 @ 7.0% cap · market cap 5.26%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$1.22M
$1.07M – $1.43M
NOI $85,529 @ 7.0% cap · market cap 5.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6,013
Businesses Nearby
Explore this area
Business Placement
Demographics for 94609, CA
23,578
Population
11,915
Households
2
Avg Household Size
36
Median Age
62%
College-Educated
95%
High-School Grad
1.7 sq mi
ZIP Area
13,869
Density / Sq Mi
$106,698
Median Household Income
$69,221
Median Earnings
$2,116
Median Rent
$1,147,900
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 - Move-in ready 6-unit building in vibrant Mosswood neighborhood.
Where is this apartment building located?
The property is located at 441 Macarthur Boulevard Oakland, CA.
What is the asking price?
The asking price for this property is $1,498,000.
What are key features of this property?
This property features: Six 2‑bedroom/1‑bathroom units offer flexible living options.; Excellent location: Minutes from BART, HWY 580/980, Piedmont Avenue, Temescal Alley, Rockridge, Kaiser Permanente, and multiple parks.; Move‑in ready condition with spacious, light‑filled layouts, private entries, well‑appointed kitchens, and modern amenities in each unit.
