Building Details

Year Built 1984

Listing Agency: RE/MAX GOLD a***@allicencooper.com Show Phone

Listed By: Allicen Cooper · License #01866278

Source: Homesofgreatersacramento

Added: May 16 Changed: Aug 31 Last Checked: Aug 31 at 5:48PM

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Investment Insights

Based on property information with market context.

Kingslike Apartments is a 5,250-square-foot multifamily property completed in 1984 at 6350 State Highway 193 in Georgetown, California. The configuration includes 10 studio apartments and a separate 2-bedroom manager suite. All units are occupied, and current rents include Wi-Fi, water, sewer, garbage, and electricity. A recently installed roof and on-site management support the existing operation.

The property sits on nearly an acre with State Highway frontage in the center of Georgetown. Restaurants, parks, shopping, the historic saloon, and other community amenities are located nearby. The setting also provides access to outdoor recreation, including hiking, boating, fishing, and swimming at nearby lakes, while Historic Coloma and the South Fork of the American River are within the surrounding area.

Key Highlights

• 10 studio apartments plus a 2‑bedroom manager suite
• 5,250‑square‑foot multifamily property on nearly an acre
• Fully occupied apartment complex

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

$78,087

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

5.21%

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%

$1,561,740 $1.6M

Cap Rate 7%

$1,115,529 $1.1M

Cap Rate 9%

$867,633 $867.6K

Market Conditions

NOI Build-Up for 5,250 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

$151.2K $28.80/SF

− Vacancy

−$9.2K −$1.76/SF

EGI

$142.0K $27.04/SF

− OpEx

−$63.9K −$12.17/SF

NOI

$78.1K $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%

$1,561,740

Cap Rate 7%

$1,115,529

Cap Rate 9%

$867,633

Alternative Uses

Best Use

Apartment 5plus

$1.12M

$976.1K – $1.30M (±1% cap)

NOI $78,087 @ 7.0% cap · market cap 5.21%

Second Best

—

—

no second resolved use

Theoretical Best

Specialty Retail

$1.88M

$1.64M – $2.19M (±1% cap)

NOI $131,388 @ 7.0% cap · market cap 8.76%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Apartment buildings

Suggested Use

Top Pick Electrical Service (Bike/Boat/Book/etc) Store Butcher HVAC Service Cafe & Coffee Shop Barber Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

11

Residential units

100%

Occupancy

Yes

Highway access

Yes

Paved road access

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

155

Businesses Nearby

Explore this area Business Placement

Demographics for 95634, CA

3,109

Population

2,068

Households

1.5

Avg Household Size

50

Median Age

24%

College-Educated

96%

High-School Grad

118.6 sq mi

ZIP Area

26

Density / Sq Mi

$67,900

Median Household Income

$32,888

Median Earnings

$1,527

Median Rent

$332,100

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Apartment building - Income-producing multifamily property with studio residences, a manager suite, and utilities included in current rents.

Where is this apartment building located?

The property is located at 6350 State Highway 193 Georgetown, CA.

What is the asking price?

The asking price for this property is $1,500,000.

What are key features of this property?

This property features: 10 studio apartments plus a 2‑bedroom manager suite; 5,250‑square‑foot multifamily property on nearly an acre; Fully occupied apartment complex