7-Unit Multifamily
For Sale
$1,199,000
Pending
4621 Swanson Rd, Denair, CA 95316
Separately addressed units offer varied layouts and individual utility hookups.
Property Size4,252 SF
Days on Market338
Property Features for 4621 Swanson Rd
General Information
Standard status
Pending
Size
4,252 SF
Property subtype
Multi-Family
Units
Unit Mix
3 x 3BR, 2 x 2BR, 2 x 1BR
Multifamily Units
7
Building Details
Year Built
1940
Buildings
6
Listing Agency:
Nolo Real Estate and Mortgage Services
3035176
Listed By:
Noel Lopez Jr
Source:
Homesofgreatersacramento
Added: Sep 26, 2025
Changed: Aug 27
Last Checked: Aug 28 at 12:23PM
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 Nolo Real Estate and Mortgage Services
Investment Insights
Based on property information with market context.
This multifamily property contains 7 rental units arranged as five detached homes and one duplex. The configuration includes three 3-bedroom residences, two 2-bedroom residences, and two 1-bedroom units, totaling 15 bedrooms and 8.5 bathrooms. Each unit has its own utility hookups and separate address, providing distinct living spaces within the overall property. Built in 1940, the property has 4,252 square feet of building area.
The property also benefits from grandfathered zoning that permits its existing multi-unit configuration. The layout includes a combination of independent homes and a duplex, creating a varied residential setup within one asset.
The property also benefits from grandfathered zoning that permits its existing multi-unit configuration. The layout includes a combination of independent homes and a duplex, creating a varied residential setup within one asset.
Key Highlights
- 7 rental units totaling 15 bedrooms and 8.5 bathrooms
- Five independent homes plus one duplex
- Unit mix includes three 3‑bedroom, two 2‑bedroom, and two 1‑bedroom units
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
$53,082
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
4.43%
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%
$1,061,640
$1.1M
Cap Rate 7%
$758,314
$758.3K
Cap Rate 9%
$589,800
$589.8K
Market Conditions
NOI Build-Up for 4,252 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
$99.0K $23.28/SF
− Vacancy
−$2.5K −$0.58/SF
EGI
$96.5K $22.70/SF
− OpEx
−$43.4K −$10.21/SF
NOI
$53.1K $12.48/SF
Area
Stanislaus County, CA
Vacancy
2.50%
Lease Rate
$23.28 /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%
$1,061,640
Cap Rate 7%
$758,314
Cap Rate 9%
$589,800
Alternative Uses
Best Use
Apartment 5plus
$758.3K
$663.5K – $884.7K
NOI $53,082 @ 7.0% cap · market cap 4.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.98M
$1.73M – $2.31M
NOI $138,340 @ 7.0% cap · market cap 11.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Residential units
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 95316, CA
7,206
Population
2,585
Households
2.8
Avg Household Size
38
Median Age
21%
College-Educated
87%
High-School Grad
81.8 sq mi
ZIP Area
88
Density / Sq Mi
$96,593
Median Household Income
$46,396
Median Earnings
$1,387
Median Rent
$453,600
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?
Multifamily property - Separately addressed units offer varied layouts and individual utility hookups.
Where is this multifamily property located?
The property is located at 4621 Swanson Rd Denair, CA.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: 7 rental units totaling 15 bedrooms and 8.5 bathrooms; Five independent homes plus one duplex; Unit mix includes three 3‑bedroom, two 2‑bedroom, and two 1‑bedroom units
