5-Unit Apartment
For Sale
$985,000
635 Weaver Way, Placerville, CA 95667
Five two-bedroom residences offer private yards, individual garages, and washer/dryer hookups.
Property Size2,900 SF
Price / SF$339.66
Days on Market10
Property Features for 635 Weaver Way
General Information
Standard status
Active
Size
2,900 SF
Total Parking Spaces
5
Property subtype
Multi Family
Occupancy
100%
Units
Unit Mix
5 x 2BR/1BA
Multifamily Units
5
Parking per Unit
1
Amenities
garage
washer/dryer hookups
fenced backyard
air conditioning
Building Details
Year Built
1961
Buildings
1
Listing Agency:
eXp Realty of California, Inc.
(530) 409-3984
Listed By:
Andi L Wagner · License #01706844
(530) 409-3984
Source:
Exitrealty
Added: Aug 1
Changed: Aug 9
Last Checked: Aug 9 at 4:57PM
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 five-unit apartment property includes five two-bedroom, one-bath residences. Each unit has a one-car garage with washer/dryer hookups and a fenced backyard for private outdoor use. Three new A/C systems were installed within the last 24 months, and the property was built in 1961.
The property is located at 635 Weaver Way in Placerville, near local shops, dining, entertainment, and historic downtown Placerville. All five units are currently occupied, providing an established tenant base for the next owner.
The property is located at 635 Weaver Way in Placerville, near local shops, dining, entertainment, and historic downtown Placerville. All five units are currently occupied, providing an established tenant base for the next owner.
Key Highlights
- Five 2bd/1ba apartment units
- Each unit includes a 1 car garage with washer/dryer hookups
- Fenced backyard provided for each 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
$43,134
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
4.38%
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%
$862,680
$862.7K
Cap Rate 7%
$616,200
$616.2K
Cap Rate 9%
$479,267
$479.3K
Market Conditions
NOI Build-Up for 2,900 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
$83.5K $28.80/SF
− Vacancy
−$5.1K −$1.76/SF
EGI
$78.4K $27.04/SF
− OpEx
−$35.3K −$12.17/SF
NOI
$43.1K $14.87/SF
Area
El Dorado County, CA
Vacancy
6.10%
Lease Rate
$28.80 /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%
$862,680
Cap Rate 7%
$616,200
Cap Rate 9%
$479,267
Alternative Uses
Best Use
Apartment 5plus
$616.2K
$539.2K – $718.9K
NOI $43,134 @ 7.0% cap · market cap 4.38%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.04M
$907.2K – $1.21M
NOI $72,576 @ 7.0% cap · market cap 7.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
5
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
963
Businesses Nearby
Explore this area
Business Placement
Demographics for 95667, CA
37,283
Population
15,647
Households
2.4
Avg Household Size
50
Median Age
29%
College-Educated
93%
High-School Grad
169.1 sq mi
ZIP Area
220
Density / Sq Mi
$90,499
Median Household Income
$44,405
Median Earnings
$1,408
Median Rent
$527,900
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 - Five two-bedroom residences offer private yards, individual garages, and washer/dryer hookups.
Where is this apartment building located?
The property is located at 635 Weaver Way Placerville, CA.
What is the asking price?
The asking price for this property is $985,000.
What are key features of this property?
This property features: Five 2bd/1ba apartment units; Each unit includes a 1 car garage with washer/dryer hookups; Fenced backyard provided for each unit
