Renovated Quadplexes with Outdoor
For Sale
$1,350,000
5364 Garfield Avenue, Sacramento, CA 95841
Two updated residential income buildings offer remodeled interiors, private outdoor areas, and a low-maintenance landscaped setting.
Property Size3,950 SF
Days on Market105
Property Features for 5364 Garfield Avenue
General Information
Standard status
Active
Size
3,950 SF
Property subtype
Quadruplex
Financials
Asking Price
$3,000,000
Cap Rate
4.7%
Gross Income
$203,340
Units
Unit Mix
1 x 3BR/2BA, 7 x 2BR/1BA
Multifamily Units
8
Amenities
in-unit laundry
balcony/patio
Building Details
Building Size
3,950 SF
Year Built
1969
Year Renovated
2022
Buildings
2
Listing Agency:
eXp Realty of California Inc.
(916) 601-5245
Listed By:
Amir Cackovic · License #01484623
Source:
Teamnavigate
Added: Apr 30
Changed: Aug 10
Last Checked: Aug 12 at 2:47PM
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 eXp Realty of California Inc.
Investment Insights
Based on property information with market context.
This multifamily offering includes two four-unit buildings at 5364 and 5372 Garfield Avenue, purchased together as an eight-unit complex. The unit mix comprises one three-bedroom, two-bath residence measuring 1,250 square feet and seven two-bedroom, one-bath residences. Every unit was remodeled in 2022 with Anlin windows, vinyl plank flooring, marble kitchen backsplashes, updated appliances, Moen bathroom fixtures, Kohler cast iron tubs, quartz counters, and durable tile. Each residence also includes either a large balcony or fenced patio, while the property benefits from a newer roof and landscaped grounds with river rocks, olive and lemon trees, and synthetic grass.
The property is in Sacramento’s San Juan School District near Carmichael, with parks, schools, shopping, and dining nearby. All tenants recently renewed their leases, and the reported cap rate is 4.7%.
The property is in Sacramento’s San Juan School District near Carmichael, with parks, schools, shopping, and dining nearby. All tenants recently renewed their leases, and the reported cap rate is 4.7%.
Key Highlights
- Two four‑unit buildings at 5364 and 5372 Garfield Avenue are offered together as one eight‑unit complex
- All units were remodeled in 2022 with Anlin windows, vinyl plank flooring, updated kitchens, and renovated bathrooms
- Unit mix includes one 3‑bedroom, 2‑bath residence measuring 1,250 sf and seven 2‑bedroom, 1‑bath residences
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
$67,413
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
4.99%
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%
$1,348,260
$1.3M
Cap Rate 7%
$963,043
$963.0K
Cap Rate 9%
$749,033
$749.0K
Market Conditions
NOI Build-Up for 3,950 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
$101.9K $25.80/SF
− Vacancy
−$5.6K −$1.42/SF
EGI
$96.3K $24.38/SF
− OpEx
−$28.9K −$7.31/SF
NOI
$67.4K $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%
$1,348,260
Cap Rate 7%
$963,043
Cap Rate 9%
$749,033
Alternative Uses
Best Use
Multifamily LT 5
$963.0K
$842.7K – $1.12M
NOI $67,413 @ 7.0% cap · market cap 4.99%
Second Best
Apartment 5plus
$886.4K
$775.6K – $1.03M
NOI $62,047 @ 7.0% cap · market cap 4.60%
Theoretical Best
Specialty Retail
$1.06M
$928.8K – $1.24M
NOI $74,300 @ 7.0% cap · market cap 5.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
1,060
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 - Two updated residential income buildings offer remodeled interiors, private outdoor areas, and a low-maintenance landscaped setting.
Where is this quadplex located?
The property is located at 5364 Garfield Avenue Sacramento, CA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Two four‑unit buildings at 5364 and 5372 Garfield Avenue are offered together as one eight‑unit complex; All units were remodeled in 2022 with Anlin windows, vinyl plank flooring, updated kitchens, and renovated bathrooms; Unit mix includes one 3‑bedroom, 2‑bath residence measuring 1,250 sf and seven 2‑bedroom, 1‑bath residences
