Quadplex with Four
For Sale
$399,900
Pending
447 W Maple Street, Exeter, CA 93221
MULTI_FAMILY - Exeter, CA
Property Size2,020 SF
Lot Size0.16 Acres
Days on Market182
Property Features for 447 W Maple Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 2, Bedroom 1, Bathroom 3, Bathroom 2, Bedroom 4, Bedroom 6, Bedroom 3, Bathroom 1, Bedroom 5
Directions
From Orange and Pine Street go East on Pine. At Quince go South. At Maple go West. Units will be on North side of street.
Subdivision
Exeter
Standard status
Pending
APN
135054037000
Size
2,020 SF
Lot size
0.16 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Water source
Public
Building Details
Year built
1939
Floors in Building
1
Number of units
4
Roof type
Composition
Listing Agency:
The Equity Group
(559) 732-8800
Listed By:
Carlos Aleman · License #01292402
(559) 259-2035
Added: Feb 10
Changed: Aug 4
Last Checked: Aug 11 at 8:06AM
MLS# 239724
Copyright © 2026 Tulare County MLS. 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.
This quadplex offers four units within a 0.16-acre lot. The property totals 2,020 square feet and was built in 1939. On-site heating is provided by wall furnaces, and the roof is composition.
The property is located at 447 W Maple Street in Exeter, CA, about three blocks from historic downtown Exeter. It’s also described as being a few blocks from Wilson Middle School.
Utilities are set up for everyday operations with public water and public sewer. The room mix includes multiple bedrooms and bathrooms across the units, supporting flexible resident layouts.
The property is located at 447 W Maple Street in Exeter, CA, about three blocks from historic downtown Exeter. It’s also described as being a few blocks from Wilson Middle School.
Utilities are set up for everyday operations with public water and public sewer. The room mix includes multiple bedrooms and bathrooms across the units, supporting flexible resident layouts.
Key Highlights
- Four‑unit quadplex
- 0.16‑acre lot size
- 2,020 square feet
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
$18,253
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
4.56%
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%
$365,060
$365.1K
Cap Rate 7%
$260,757
$260.8K
Cap Rate 9%
$202,811
$202.8K
Market Conditions
NOI Build-Up for 2,020 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
$27.9K $13.80/SF
− Vacancy
−$1.8K −$0.89/SF
EGI
$26.1K $12.91/SF
− OpEx
−$7.8K −$3.87/SF
NOI
$18.3K $9.04/SF
Area
Tulare County, CA
Vacancy
6.46%
Lease Rate
$13.80 /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%
$365,060
Cap Rate 7%
$260,757
Cap Rate 9%
$202,811
Alternative Uses
Best Use
Multifamily LT 5
$260.8K
$228.2K – $304.2K
NOI $18,253 @ 7.0% cap · market cap 4.56%
Second Best
Apartment 5plus
$239.6K
$209.7K – $279.6K
NOI $16,774 @ 7.0% cap · market cap 4.19%
Theoretical Best
Specialty Retail
$613.6K
$536.9K – $715.8K
NOI $42,950 @ 7.0% cap · market cap 10.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
546
Businesses Nearby
Explore this area
Business Placement
Demographics for 93221, CA
15,024
Population
5,046
Households
3
Avg Household Size
37
Median Age
19%
College-Educated
85%
High-School Grad
132.1 sq mi
ZIP Area
114
Density / Sq Mi
$84,121
Median Household Income
$39,138
Median Earnings
$1,267
Median Rent
$324,000
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit quadplex on a 0.16-acre lot with public water and sewer and a composition roof built in 1939.
Where is this quadplex located?
The property is located at 447 W Maple Street Exeter, CA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Four‑unit quadplex; 0.16‑acre lot size; 2,020 square feet
