Six-Unit Apartment
For Sale
Contact for pricing
5476-5486 Vicente Way, Oakland, CA 94609
Six separately metered apartments with off-street parking and on-site laundry servicing the front building.
Property Size6,104 SF
Lot Size0.23 Acres
Price / SF$376.80
Days on Market74
Property Features for 5476-5486 Vicente Way
General Information
Standard status
Active
Size
6,104 SF
Lot size
0.23 Acres
Property subtype
Multifamily
Zoning
RM-4/C
Investment Type
Value Add
Net Operating Income
$164,561
Additional Details
Multifamily Units
6
Building Details
Buildings
2
Units
6
Tenancy
Multi
Listing Agency:
Sterling Ventures RE
(408) 778-7474
Listed By:
Dominic Gluhaich · License #CA 02092371
Source:
Crexi
Added: Jun 20
Changed: Aug 14
Last Checked: Aug 29 at 2:41AM
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 Sterling Ventures RE
Investment Insights
Based on property information with market context.
This six-unit apartment building is configured as two separate structures on one lot, with the front building containing two 3-bedroom, 2-bath apartments and the bottom unit described as newly built. The back building includes three 2-bedroom, 1-bath apartments and one 1-bedroom, 1-bath unit. All units are listed at 875 SF. Several units have received recent upgrades including new carpet, appliances, and lighting. Off-street parking is provided. Laundry is included in the front building for all of the units.
The property is located at 5476–5486 Vicente Way in Oakland. It is one block from Claremont Ave and the Temescal Farmers Market, and about two blocks from a new Whole Foods, with additional restaurants and shops along College Ave nearby. The listing also notes proximity to UCSF Children’s Hospital and Kaiser, as well as multiple BART stations and freeways. The Rockridge BART station is approximately 0.8 miles away, and a new mixed-use commercial building with apartments and Whole Foods is described as two blocks from the property.
With individually metered PG&E and EBMUD, the building’s utility setup is geared toward tenants and simplifies owner oversight. The mix of 3-bedroom and 2-bedroom units, along with a 1-bedroom option, can support a range of renter needs while keeping the property’s common laundry arrangement centralized in the front structure.
The property is located at 5476–5486 Vicente Way in Oakland. It is one block from Claremont Ave and the Temescal Farmers Market, and about two blocks from a new Whole Foods, with additional restaurants and shops along College Ave nearby. The listing also notes proximity to UCSF Children’s Hospital and Kaiser, as well as multiple BART stations and freeways. The Rockridge BART station is approximately 0.8 miles away, and a new mixed-use commercial building with apartments and Whole Foods is described as two blocks from the property.
With individually metered PG&E and EBMUD, the building’s utility setup is geared toward tenants and simplifies owner oversight. The mix of 3-bedroom and 2-bedroom units, along with a 1-bedroom option, can support a range of renter needs while keeping the property’s common laundry arrangement centralized in the front structure.
Key Highlights
- 6‑unit multifamily on a 10,000 SF lot, all units separately metered for PG&E and EBMUD
- Front building: two 3BR/2BA units (bottom unit is brand new); all units have 875 SF per listing details
- Back building: three 2BR/1BA and one 1BR/1BA unit; 1BR/1BA has the same square footage as the 2BR 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
$128,886
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
5.60%
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%
$2,577,720
$2.6M
Cap Rate 7%
$1,841,229
$1.8M
Cap Rate 9%
$1,432,067
$1.4M
Market Conditions
NOI Build-Up for 6,104 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
$245.4K $40.20/SF
− Vacancy
−$11.0K −$1.81/SF
EGI
$234.3K $38.39/SF
− OpEx
−$105.5K −$17.28/SF
NOI
$128.9K $21.12/SF
Area
Oakland, CA
Vacancy
4.50%
Lease Rate
$40.20 /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%
$2,577,720
Cap Rate 7%
$1,841,229
Cap Rate 9%
$1,432,067
Alternative Uses
Best Use
Apartment 5plus
$1.84M
$1.61M – $2.15M
NOI $128,886 @ 7.0% cap · market cap 5.60%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$2.00M
$1.75M – $2.33M
NOI $139,890 @ 7.0% cap · market cap 6.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
3,474
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?
Apartment building - Six separately metered apartments with off-street parking and on-site laundry servicing the front building.
Where is this apartment building located?
The property is located at 5476-5486 Vicente Way Oakland, CA.
What is the asking price?
The asking price for this property is $2,299,999.
What are key features of this property?
This property features: 6‑unit multifamily on a 10,000 SF lot, all units separately metered for PG&E and EBMUD; Front building: two 3BR/2BA units (bottom unit is brand new); all units have 875 SF per listing details; Back building: three 2BR/1BA and one 1BR/1BA unit; 1BR/1BA has the same square footage as the 2BR units
