Fourplex with On-Site
For Sale
$889,999
4536 Ashcroft Avenue, Sacramento, CA 95841
Income property offers four two-bedroom units, remodeled interiors, off-street parking, and walk-in closets.
Property Size3,520 SF
Price / SF$252.84
Days on Market143
Property Features for 4536 Ashcroft Avenue
General Information
Standard status
Active
Size
3,520 SF
Property subtype
Multi Family
Building Details
Year Built
1963
Listing Agency:
Direct Realty and Mortgage
(916) 276-2118
Listed By:
Rania F. Zabaneh · License #02107093
(916) 276-2118
Source:
Exitrealty
Added: Apr 11
Changed: Aug 30
Last Checked: Aug 30 at 8:24PM
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 Direct Realty and Mortgage
Investment Insights
Based on property information with market context.
This 3,520-square-foot fourplex, built in 1963, contains four units with matching two-bedroom, one-bath layouts and walk-in closets. Apartment 1 has undergone a full remodel, while the kitchen and bathroom in Apartment 4 have also been updated. On-site laundry facilities and off-street parking serve the property.
Located at 4536 Ashcroft Avenue in Sacramento, the property is near American River College, shopping, restaurants, schools, and major freeways. The property information reports a cap rate around 4.5%. A second fourplex at 4540 Ashcroft Ave. is also offered for sale and may be purchased together with this property.
Located at 4536 Ashcroft Avenue in Sacramento, the property is near American River College, shopping, restaurants, schools, and major freeways. The property information reports a cap rate around 4.5%. A second fourplex at 4540 Ashcroft Ave. is also offered for sale and may be purchased together with this property.
Key Highlights
- Four 2‑bedroom, 1‑bath units with walk‑in closets
- 3,520 square feet on a 1963‑built property
- Apartment 1 fully remodeled
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
$60,075
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
6.75%
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%
$1,201,500
$1.2M
Cap Rate 7%
$858,214
$858.2K
Cap Rate 9%
$667,500
$667.5K
Market Conditions
NOI Build-Up for 3,520 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
$90.8K $25.80/SF
− Vacancy
−$5.0K −$1.42/SF
EGI
$85.8K $24.38/SF
− OpEx
−$25.7K −$7.31/SF
NOI
$60.1K $17.07/SF
Area
Sacramento, CA
Vacancy
5.50%
Lease Rate
$25.80 /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%
$1,201,500
Cap Rate 7%
$858,214
Cap Rate 9%
$667,500
Alternative Uses
Best Use
Multifamily LT 5
$858.2K
$750.9K – $1.00M
NOI $60,075 @ 7.0% cap · market cap 6.75%
Second Best
Apartment 5plus
$789.9K
$691.2K – $921.5K
NOI $55,292 @ 7.0% cap · market cap 6.21%
Theoretical Best
Specialty Retail
$945.9K
$827.6K – $1.10M
NOI $66,211 @ 7.0% cap · market cap 7.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,012
Businesses Nearby
Explore this area
Business Placement
Demographics for 95841, CA
21,873
Population
8,817
Households
2.5
Avg Household Size
36
Median Age
27%
College-Educated
93%
High-School Grad
3.9 sq mi
ZIP Area
5,608
Density / Sq Mi
$62,305
Median Household Income
$40,388
Median Earnings
$1,577
Median Rent
$414,200
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 property offers four two-bedroom units, remodeled interiors, off-street parking, and walk-in closets.
Where is this quadplex located?
The property is located at 4536 Ashcroft Avenue Sacramento, CA.
What is the asking price?
The asking price for this property is $889,999.
What are key features of this property?
This property features: Four 2‑bedroom, 1‑bath units with walk‑in closets; 3,520 square feet on a 1963‑built property; Apartment 1 fully remodeled
