10-Unit Apartment
For Sale
$2,295,000
5600 El Dorado Street, El Cerrito, CA 94530
Nine one-bedroom apartments and one two-bedroom apartment create a diversified unit mix within the property.
Property Size6,088 SF
Price / SF$376.97
Days on Market222
Property Features for 5600 El Dorado Street
General Information
Standard status
Active
Size
6,088 SF
Total Parking Spaces
10
Property subtype
5+ Units / Five or More Units
Financials
Cap Rate
6.04%
Gross Rent Multiplier
10.96
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
9 x 1bd/1bth, 1 x 2bd/1bth
Multifamily Units
10
Amenities
private balconies
bay area views
Other
Other, Other, Other
Building Details
Year Built
1925
Listing Agency:
The Pinza Group, Inc
(510) 725-4775
Listed By:
Steven Pinza · License #01867691
(510) 725-4775
Source:
Compass
Added: Jan 20
Changed: Aug 30
Last Checked: Aug 30 at 7:05AM
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 The Pinza Group, Inc
Investment Insights
Based on property information with market context.
The property contains 10 apartments, including nine one-bedroom residences and one two-bedroom residence. Private balconies accompany the units, while two private garages supplement ample street parking. Constructed in 1925, the 6,088-square-foot building has separate PG&E metering for each apartment. Current operating metrics include a 6.04% cap rate and a 10.96 GRM. The property is not subject to city rent control, and a RUBS program may be implemented.
Located at 5600 El Dorado Street in El Cerrito, the building offers Bay Area views and sits near dining, shopping, El Cerrito BART, I-80, and I-580. The unit mix, metering configuration, parking, and existing garage spaces provide a clear overview of the asset’s physical and operational profile.
Located at 5600 El Dorado Street in El Cerrito, the building offers Bay Area views and sits near dining, shopping, El Cerrito BART, I-80, and I-580. The unit mix, metering configuration, parking, and existing garage spaces provide a clear overview of the asset’s physical and operational profile.
Key Highlights
- 10 apartments: nine 1bd/1bth and one 2bd/1bth
- 6,088 SF apartment building constructed in 1925
- Private balconies, Bay Area views, and ample street parking
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
$96,778
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
4.22%
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%
$1,935,560
$1.9M
Cap Rate 7%
$1,382,543
$1.4M
Cap Rate 9%
$1,075,311
$1.1M
Market Conditions
NOI Build-Up for 6,088 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
$184.8K $30.36/SF
− Vacancy
−$8.9K −$1.46/SF
EGI
$176.0K $28.90/SF
− OpEx
−$79.2K −$13.01/SF
NOI
$96.8K $15.90/SF
Area
Contra Costa County, CA
Vacancy
4.80%
Lease Rate
$30.36 /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%
$1,935,560
Cap Rate 7%
$1,382,543
Cap Rate 9%
$1,075,311
Alternative Uses
Best Use
Apartment 5plus
$1.38M
$1.21M – $1.61M
NOI $96,778 @ 7.0% cap · market cap 4.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.30M
$2.01M – $2.68M
NOI $161,088 @ 7.0% cap · market cap 7.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
10
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
180
Businesses Nearby
Explore this area
Business Placement
Demographics for 94530, CA
26,360
Population
11,404
Households
2.3
Avg Household Size
43
Median Age
66%
College-Educated
96%
High-School Grad
4.3 sq mi
ZIP Area
6,130
Density / Sq Mi
$127,731
Median Household Income
$66,739
Median Earnings
$2,434
Median Rent
$1,097,300
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 - Nine one-bedroom apartments and one two-bedroom apartment create a diversified unit mix within the property.
Where is this apartment building located?
The property is located at 5600 El Dorado Street El Cerrito, CA.
What is the asking price?
The asking price for this property is $2,295,000.
What are key features of this property?
This property features: 10 apartments: nine 1bd/1bth and one 2bd/1bth; 6,088 SF apartment building constructed in 1925; Private balconies, Bay Area views, and ample street parking
