Two-Story Fourplex with Section 8
For Sale
$1,000,000
Pending
738 34th St ST, Oakland, CA 94609
Two-story fourplex with two 2-bedroom and two 3-bedroom units, fully subsidized through the Housing Voucher program.
Property Size3,258 SF
Lot Size0.14 Acres
Days on Market51
Property Features for 738 34th St ST
General Information
Standard status
Pending
Size
3,258 SF
Lot size
0.14 Acres
Property subtype
Multi Family
Occupancy
100%
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Building Details
Year Built
1905
Buildings
1
Tenancy
Multi
Listing Agency:
Compass
(510) 339-6460
Listed By:
Giuseppe Zumbo · License #01753412
(510) 331-5153
Source:
Exitrealty
Added: Jul 28
Changed: Sep 2
Last Checked: Sep 15 at 5:03AM
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 Compass
Investment Insights
Based on property information with market context.
738–744 34th Street is a two-story fourplex offering a mix of two 2-bedroom, 1-bath units and two 3-bedroom, 1-bath units. A lower-level addition was completed in 1993. The property includes approximately 3,258 square feet of living space on a 6,000 square foot lot.
The units are fully subsidized through the Oakland Housing Authority’s Housing Voucher (Section 8) program. Utilities are separately metered with four (4) gas meters and four (4) electric meters, and serviced by one (1) master water meter.
The property is positioned near MacArthur BART and provides regional access to downtown Oakland, San Francisco, and major corridors including I-580, I-80, I-880, and Highway 24. BikeScore is 100, walkScore is 89, and transitScore is 67.
The units are fully subsidized through the Oakland Housing Authority’s Housing Voucher (Section 8) program. Utilities are separately metered with four (4) gas meters and four (4) electric meters, and serviced by one (1) master water meter.
The property is positioned near MacArthur BART and provides regional access to downtown Oakland, San Francisco, and major corridors including I-580, I-80, I-880, and Highway 24. BikeScore is 100, walkScore is 89, and transitScore is 67.
Key Highlights
- Fully subsidized through Oakland Housing Authority Housing Voucher (Section 8) program
- Unit mix: two 2‑bedroom, 1‑bath and two 3‑bedroom, 1‑bath units
- Approximately 3,258 SF living space on a 6,000 SF lot
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
$74,666
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
7.47%
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%
$1,493,320
$1.5M
Cap Rate 7%
$1,066,657
$1.1M
Cap Rate 9%
$829,622
$829.6K
Market Conditions
NOI Build-Up for 3,258 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
$111.4K $34.20/SF
− Vacancy
−$4.8K −$1.46/SF
EGI
$106.7K $32.74/SF
− OpEx
−$32.0K −$9.82/SF
NOI
$74.7K $22.92/SF
Area
Oakland, CA
Vacancy
4.27%
Lease Rate
$34.20 /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%
$1,493,320
Cap Rate 7%
$1,066,657
Cap Rate 9%
$829,622
Alternative Uses
Best Use
Multifamily LT 5
$1.07M
$933.3K – $1.24M
NOI $74,666 @ 7.0% cap · market cap 7.47%
Second Best
Apartment 5plus
$982.8K
$859.9K – $1.15M
NOI $68,793 @ 7.0% cap · market cap 6.88%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
3,836
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Quadplex - Two-story fourplex with two 2-bedroom and two 3-bedroom units, fully subsidized through the Housing Voucher program.
Where is this quadplex located?
The property is located at 738 34th St ST Oakland, CA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Fully subsidized through Oakland Housing Authority Housing Voucher (Section 8) program; Unit mix: two 2‑bedroom, 1‑bath and two 3‑bedroom, 1‑bath units; Approximately 3,258 SF living space on a 6,000 SF lot
