Four-Unit Residential Income
For Sale
$1,650,000
476 42nd Street, Oakland, CA 94609
Four independent one-bedroom, one-bath units with private enclosed rear garages on a single lot.
Property Size3,780 SF
Lot Size0.13 Acres
Days on Market70
Property Features for 476 42nd Street
General Information
Standard status
Active
Size
3,780 SF
Total Parking Spaces
4
Lot size
0.13 Acres
Property subtype
Multifamily
Occupancy
97%
Additional Details
Fenced Yard
Yes
Multifamily Units
4
Amenities
private enclosed garage
in-unit laundry
gated entry
fenced perimeter
4-Unit multifamily asset in Temescal with large 1-bedroom units in a highly desirable location with a 94 Walk Score.
Significant Capital Improvements Throughout Current Ownership
In-Unit Washer and Dryer in Three Units
Building Details
Building Size
3,780 SF
Units
4
Tenancy
Multi
Listing Agency:
MARCUS & MILLICHAP
Listed By:
Philip Batlin · License #License(s): CA: 01873218
(415) 625-2189
Source:
Marcusmillichap
Added: Jun 27
Changed: Sep 4
Last Checked: Aug 16 at 5:17AM
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 MARCUS & MILLICHAP
Investment Insights
Based on property information with market context.
476 42nd Street is a four-unit residential income property featuring four one-bedroom, one-bathroom apartments of approximately 900 square feet each. The building includes a private enclosed garage for every unit located at the rear of the property. Each unit operates fully independently, with its own water heater and furnace. Interior amenities include in-unit laundry in Units A and D, a washer in Unit B, and a dryer hookup and vent in Unit C.
The property is located with MacArthur BART less than half a mile away, and Telegraph Avenue’s restaurants and shops are just steps from the front door.
The current owner has completed extensive capital improvements, including seismic sill bolt work, full sewer lateral replacement, all-new water lines and shutoffs, and new water heaters for every unit. Additional updates include a new furnace in Unit B and majority roof replacement, along with replaced windows, a rebuilt rear staircase, upgraded perimeter fencing, new metal gates at both entries, and fresh exterior paint. Interior work includes bathroom vanity updates and miscellaneous plumbing and electrical improvements.
The property is located with MacArthur BART less than half a mile away, and Telegraph Avenue’s restaurants and shops are just steps from the front door.
The current owner has completed extensive capital improvements, including seismic sill bolt work, full sewer lateral replacement, all-new water lines and shutoffs, and new water heaters for every unit. Additional updates include a new furnace in Unit B and majority roof replacement, along with replaced windows, a rebuilt rear staircase, upgraded perimeter fencing, new metal gates at both entries, and fresh exterior paint. Interior work includes bathroom vanity updates and miscellaneous plumbing and electrical improvements.
Key Highlights
- Four independent 1BD/1BA units, each approximately 900 SF, on a 5,865 SF lot
- Private enclosed rear garage for every unit
- Extensive capital improvements: full sewer lateral replacement, new water lines and shut‑offs, and water heaters for every 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
$86,629
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
5.25%
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%
$1,732,580
$1.7M
Cap Rate 7%
$1,237,557
$1.2M
Cap Rate 9%
$962,544
$962.5K
Market Conditions
NOI Build-Up for 3,780 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
$129.3K $34.20/SF
− Vacancy
−$5.5K −$1.46/SF
EGI
$123.8K $32.74/SF
− OpEx
−$37.1K −$9.82/SF
NOI
$86.6K $22.92/SF
Area
Oakland, CA
Vacancy
4.27%
Lease Rate
$34.20 /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%
$1,732,580
Cap Rate 7%
$1,237,557
Cap Rate 9%
$962,544
Alternative Uses
Best Use
Multifamily LT 5
$1.24M
$1.08M – $1.44M
NOI $86,629 @ 7.0% cap · market cap 5.25%
Second Best
Apartment 5plus
$1.14M
$997.7K – $1.33M
NOI $79,815 @ 7.0% cap · market cap 4.84%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
5,250
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?
Quadplex - Four independent one-bedroom, one-bath units with private enclosed rear garages on a single lot.
Where is this quadplex located?
The property is located at 476 42nd Street Oakland, CA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Four independent 1BD/1BA units, each approximately 900 SF, on a 5,865 SF lot; Private enclosed rear garage for every unit; Extensive capital improvements: full sewer lateral replacement, new water lines and shut‑offs, and water heaters for every unit
