Renovated 8-Unit Apartment
For Sale
$1,250,000
5372 Garfield Ave, Sacramento, CA 95841
Two fully updated buildings offer modern finishes, private outdoor areas, and in-unit laundry in the larger residence.
Property Size3,684 SF
Price / SF$339.31
Days on Market8
Property Features for 5372 Garfield Ave
General Information
Standard status
Active
Size
3,684 SF
Property subtype
Multi-Family
Building Details
Year Built
1969
Listing Agency:
eXp Realty of California Inc.
(916) 601-5245
Listed By:
Amir Cackovic · License #01484623
Source:
Yoffierealestategroup
Added: Aug 23
Changed: Aug 30
Last Checked: Aug 30 at 4:35AM
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.
The offering comprises two apartment buildings at 5364 and 5372 Garfield Ave, purchased together, with eight residences in total. The unit mix includes one 3-bedroom, 2-bath home measuring 1,250 square feet and seven 2-bedroom, 1-bath apartments. The 3-bedroom unit includes in-unit laundry, while each 2-bedroom residence has either a large balcony or a fenced patio.
Every apartment was remodeled in 2022 with Anlin windows, vinyl plank flooring, marble kitchen backsplashes, and updated appliances. Bathrooms feature Moen fixtures, Kohler cast iron tubs, quartz countertops, and tile finishes. The buildings also have a newer roof, and the landscaped grounds incorporate river rocks, olive and lemon trees, and synthetic grass.
The property is located in Sacramento near Carmichael and within the San Juan School District. Nearby context includes parks, schools, shopping, and dining. All tenants recently renewed their leases, and the property carries a 4.7% cap rate.
Every apartment was remodeled in 2022 with Anlin windows, vinyl plank flooring, marble kitchen backsplashes, and updated appliances. Bathrooms feature Moen fixtures, Kohler cast iron tubs, quartz countertops, and tile finishes. The buildings also have a newer roof, and the landscaped grounds incorporate river rocks, olive and lemon trees, and synthetic grass.
The property is located in Sacramento near Carmichael and within the San Juan School District. Nearby context includes parks, schools, shopping, and dining. All tenants recently renewed their leases, and the property carries a 4.7% cap rate.
Key Highlights
- Two 4‑unit apartment buildings offered together at 5364 & 5372 Garfield Ave
- Eight total units: one 3‑bedroom, 2‑bath residence and seven 2‑bedroom, 1‑bath units
- The 3‑bedroom unit measures 1,250 sf and includes in‑unit laundry
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
$57,868
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
4.63%
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%
$1,157,360
$1.2M
Cap Rate 7%
$826,686
$826.7K
Cap Rate 9%
$642,978
$643.0K
Market Conditions
NOI Build-Up for 3,684 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
$110.5K $30.00/SF
− Vacancy
−$5.3K −$1.44/SF
EGI
$105.2K $28.56/SF
− OpEx
−$47.3K −$12.85/SF
NOI
$57.9K $15.71/SF
Area
Sacramento, CA
Vacancy
4.80%
Lease Rate
$30.00 /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%
$1,157,360
Cap Rate 7%
$826,686
Cap Rate 9%
$642,978
Alternative Uses
Best Use
Apartment 5plus
$826.7K
$723.4K – $964.5K
NOI $57,868 @ 7.0% cap · market cap 4.63%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$989.9K
$866.2K – $1.15M
NOI $69,296 @ 7.0% cap · market cap 5.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,154
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Two fully updated buildings offer modern finishes, private outdoor areas, and in-unit laundry in the larger residence.
Where is this apartment building located?
The property is located at 5372 Garfield Ave Sacramento, CA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Two 4‑unit apartment buildings offered together at 5364 & 5372 Garfield Ave; Eight total units: one 3‑bedroom, 2‑bath residence and seven 2‑bedroom, 1‑bath units; The 3‑bedroom unit measures 1,250 sf and includes in‑unit laundry
