Lakeport Four-Unit Apartment
For Sale
$619,000
65 Royale, Lakeport, CA 95453
Fully rented four-unit building in downtown Lakeport, excellent investment opportunity.
Property Size6,534 SF
Lot Size0.15 Acres
Price / SF$193.44
Days on Market107
Property Features for 65 Royale
General Information
Standard status
Active
Size
6,534 SF
Lot size
0.15 Acres
Property subtype
Investment
Building Details
Building Size
6,534 SF
Year Built
1965
Stories
2
Units
4
Listing Agency:
TNG Real Estate Consultants
(562) 330-1000
Listed By:
Sunny Choi · License #02035072
(562) 330-1000
Source:
Elliman
Added: Apr 24
Changed: Aug 8
Last Checked: Aug 8 at 12:37PM
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 TNG Real Estate Consultants
Investment Insights
Based on property information with market context.
Located at 65 Royale Avenue in downtown Lakeport, this fully rented four-unit apartment building presents an investment opportunity in a walkable location off Main Street. The two-level property, situated on a 6,534 square foot lot, features approximately 3,200 square feet of living space. It comprises four units, each with two bedrooms and one bathroom. Select units have received cosmetic upgrades. Recent improvements include a new roof. The property benefits from immediate income with all four units currently rented. Covered parking is available. Its location offers proximity to shopping, public transportation, dining, and Clear Lake, positioning it for long-term rental demand and future appreciation. The walk score is 67, indicating it is somewhat walkable, and the bike score is 46, indicating it is somewhat bikeable.
Key Highlights
- Fully rented four‑unit apartment building providing immediate income.
- Prime downtown Lakeport location, highly walkable and convenient, just off Main Street.
- New roof provides added value and peace of mind.
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
$27,395
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
4.43%
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%
$547,900
$547.9K
Cap Rate 7%
$391,357
$391.4K
Cap Rate 9%
$304,389
$304.4K
Market Conditions
NOI Build-Up for 3,200 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
$41.1K $12.84/SF
− Vacancy
−$2.0K −$0.61/SF
EGI
$39.1K $12.23/SF
− OpEx
−$11.7K −$3.67/SF
NOI
$27.4K $8.56/SF
Area
Lake County, CA
Vacancy
4.75%
Lease Rate
$12.84 /SF/Yr
Expense Ratio
30.00%
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%
$547,900
Cap Rate 7%
$391,357
Cap Rate 9%
$304,389
Alternative Uses
Best Use
Multifamily LT 5
$391.4K
$342.4K – $456.6K
NOI $27,395 @ 7.0% cap · market cap 4.43%
Second Best
Apartment 5plus
$361.2K
$316.0K – $421.4K
NOI $25,281 @ 7.0% cap · market cap 4.08%
Theoretical Best
Office A
$1.28M
$1.12M – $1.50M
NOI $89,904 @ 7.0% cap · market cap 14.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
703
Businesses Nearby
Explore this area
Business Placement
Demographics for 95453, CA
11,978
Population
5,488
Households
2.2
Avg Household Size
48
Median Age
24%
College-Educated
93%
High-School Grad
87.0 sq mi
ZIP Area
138
Density / Sq Mi
$66,775
Median Household Income
$44,929
Median Earnings
$1,091
Median Rent
$371,100
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?
Quadplex - Fully rented four-unit building in downtown Lakeport, excellent investment opportunity.
Where is this quadplex located?
The property is located at 65 Royale Lakeport, CA.
What is the asking price?
The asking price for this property is $619,000.
What are key features of this property?
This property features: Fully rented four‑unit apartment building providing immediate income.; Prime downtown Lakeport location, highly walkable and convenient, just off Main Street.; New roof provides added value and peace of mind.
