Fully Occupied Fourplex Near
New
For Sale
$1,855,000
4458 Pleasanton Ave, Pleasanton, CA 94566
Residential Income, Pleasanton, CA
Property Size2,880 SF
Lot Size0.15 Acres
Price / SF$644.10
Days on Market2
Property Features for 4458 Pleasanton Ave
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
RM-15
Bedrooms
8
Rooms
Bedroom 4, Bedroom 1, Bedroom 6, Bedroom 5, Bedroom 2, Bedroom 7, Bedroom 8, Bedroom 3
Parking
4
Parking features
Off Street, Parking Lot
Interior features
Tub w/Shower Over
Exterior features
Front Yard, Storage Area
Appliances
Gas Water Heater
Subdivision
OLD PLEASANTON
Lot features
Level, Front Yard, Landscaped, Paved
Standard status
Active
APN
94151201
Size
2,880 SF
Lot size
0.15 Acres
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Heating system
Wall Furnace
Water source
Public
Amenities
shared balcony
covered porch
washer/dryer
dishwasher
Building Details
Year built
1964
Flooring type
Vinyl, Carpet
Building materials
Stucco, Wood Siding
Additional Structures
Storage
Listing Agency:
Keller Williams Realty
(925) 934-2900
Listed By:
Joey Wang · License #01890931
(510) 592-5554
Added: Sep 15
Changed: Sep 16
Last Checked: Sep 16 at 2:06PM
MLS# 41148322
Copyright © 2026 bridgeMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 1964, this fully occupied fourplex contains four matching two-bedroom, one-bath apartments. Two lower units measure 697 square feet each, while the two upper units measure 694 square feet each. Each apartment includes a washer and dryer, dishwasher, and wall furnace. The property also provides a shared upper balcony, covered lower porch, storage area, front yard, and parking lot with off-street parking. Unit 2 was renovated in 2025.
Located at 4458 Pleasanton Ave in Pleasanton, the property sits between downtown and the Fairgrounds, with Main Street and the ACE station within a short walk. BART is less than four miles away. The property is zoned RM-15 and includes four gas meters, four electric meters, public water, and public sewer. Tenants pay their own utilities. Wall furnaces date to 2016, and three of the four water heaters are from 2020 or newer. Rents are 7.75% below broker market, while the operating expense ratio is 29.6% of EGI.
Located at 4458 Pleasanton Ave in Pleasanton, the property sits between downtown and the Fairgrounds, with Main Street and the ACE station within a short walk. BART is less than four miles away. The property is zoned RM-15 and includes four gas meters, four electric meters, public water, and public sewer. Tenants pay their own utilities. Wall furnaces date to 2016, and three of the four water heaters are from 2020 or newer. Rents are 7.75% below broker market, while the operating expense ratio is 29.6% of EGI.
Key Highlights
- Fully occupied fourplex with four two‑bedroom, one‑bath units
- 2,880 square feet on a 0.1492‑acre lot
- Two lower units at 697 SF each; two upper units at 694 SF each
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
$96,668
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
5.21%
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%
$1,933,360
$1.9M
Cap Rate 7%
$1,380,971
$1.4M
Cap Rate 9%
$1,074,089
$1.1M
Market Conditions
NOI Build-Up for 2,880 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
$146.9K $51.00/SF
− Vacancy
−$8.8K −$3.05/SF
EGI
$138.1K $47.95/SF
− OpEx
−$41.4K −$14.39/SF
NOI
$96.7K $33.57/SF
Area
Alameda County, CA
Vacancy
5.98%
Lease Rate
$51.00 /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%
$1,933,360
Cap Rate 7%
$1,380,971
Cap Rate 9%
$1,074,089
Alternative Uses
Best Use
Multifamily LT 5
$1.38M
$1.21M – $1.61M
NOI $96,668 @ 7.0% cap · market cap 5.21%
Second Best
Apartment 5plus
$596.0K
$521.5K – $695.3K
NOI $41,720 @ 7.0% cap · market cap 2.25%
Theoretical Best
Retail
$13.13M
$11.49M – $15.32M
NOI $919,084 @ 7.0% cap · market cap 49.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,961
Businesses Nearby
Explore this area
Business Placement
Demographics for 94566, CA
45,055
Population
16,698
Households
2.7
Avg Household Size
43
Median Age
67%
College-Educated
95%
High-School Grad
20.3 sq mi
ZIP Area
2,219
Density / Sq Mi
$187,721
Median Household Income
$104,642
Median Earnings
$2,639
Median Rent
$1,592,200
Median Home Value
Check the figures for this property
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?
Quadplex - Four matching apartments offer private laundry, dishwashers, and off-street parking.
Where is this quadplex located?
The property is located at 4458 Pleasanton Ave Pleasanton, CA.
What is the asking price?
The asking price for this property is $1,855,000.
What are key features of this property?
This property features: Fully occupied fourplex with four two‑bedroom, one‑bath units; 2,880 square feet on a 0.1492‑acre lot; Two lower units at 697 SF each; two upper units at 694 SF each
