Renovated Fourplex with In-Unit
For Sale
$1,200,000
74 Pearl St, Oakland, CA 94611
Four 1-bedroom units with three fully renovated interiors, in-unit washer/dryers, and gated rear parking; 100% occupied.
Property Size3,160 SF
Lot Size0.11 Acres
Price / SF$379.75
Days on Market53
Property Features for 74 Pearl St
General Information
Standard status
Active
Size
3,160 SF
Total Parking Spaces
4
Lot size
0.11 Acres
Property subtype
Residential Income
Occupancy
100%
Additional Details
Cap Rate
6%
Fenced Yard
Yes
Multifamily Units
4
Amenities
in-unit washer/dryers
secure gated parking
private storage rooms
Other
Natural Gas
Fenced
Detached, Tandem, Garage
Building Details
Building Size
3,160 SF
Year Built
1926
Tenancy
Multi
Listing Agency:
Kite Hill Real Estate
Listed By:
Jatin Mehta · License #02045713
(510) 878-6800
Source:
Evrealestate
Added: Jul 26
Changed: Sep 15
Last Checked: Sep 15 at 4:36AM
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 Kite Hill Real Estate
Investment Insights
Based on property information with market context.
74 Pearl Street is a fourplex in Oakland’s Harrison neighborhood featuring four 1-bedroom, 1-bathroom units. The property totals four spacious floor plans, with three of the four units extensively renovated, including new sheetrock, flooring, ceilings, electrical, plumbing, modern kitchens, and updated bathrooms.
The building is currently 100% occupied, providing immediate income. Additional in-unit features include washer/dryers, and utilities are separately metered with PG&E paid by tenants.
Outside, the property offers secure gated rear parking with an electronic security gate, along with two Tuff Sheds configured into four private storage rooms—one for each unit. The location places residents near Adams Point, Lake Merritt, Downtown Oakland, and major commuter routes, with access to surrounding dining, shopping, and public transportation.
The building is currently 100% occupied, providing immediate income. Additional in-unit features include washer/dryers, and utilities are separately metered with PG&E paid by tenants.
Outside, the property offers secure gated rear parking with an electronic security gate, along with two Tuff Sheds configured into four private storage rooms—one for each unit. The location places residents near Adams Point, Lake Merritt, Downtown Oakland, and major commuter routes, with access to surrounding dining, shopping, and public transportation.
Key Highlights
- Fourplex on 74 Pearl Street with four 1BD/1BA units totaling over 3,200 SF on a 5,000 SF lot
- 3,200+ SF fourplex with 100% occupancy for immediate in‑place income
- Three units extensively renovated with new sheetrock, flooring, ceilings, electrical, plumbing, modern kitchens, and updated bathrooms
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
$58,304
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
4.86%
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%
$1,166,080
$1.2M
Cap Rate 7%
$832,914
$832.9K
Cap Rate 9%
$647,822
$647.8K
Market Conditions
NOI Build-Up for 3,160 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
$87.2K $27.60/SF
− Vacancy
−$3.9K −$1.24/SF
EGI
$83.3K $26.36/SF
− OpEx
−$25.0K −$7.91/SF
NOI
$58.3K $18.45/SF
Area
ZIP 94611
Vacancy
4.50%
Lease Rate
$27.60 /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%
$1,166,080
Cap Rate 7%
$832,914
Cap Rate 9%
$647,822
Alternative Uses
Best Use
Multifamily LT 5
$832.9K
$728.8K – $971.7K
NOI $58,304 @ 7.0% cap · market cap 4.86%
Second Best
Apartment 5plus
$770.7K
$674.3K – $899.1K
NOI $53,946 @ 7.0% cap · market cap 4.50%
Theoretical Best
Office A
$1.33M
$1.16M – $1.55M
NOI $93,182 @ 7.0% cap · market cap 7.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
7,059
Businesses Nearby
Explore this area
Business Placement
Demographics for 94611, CA
40,262
Population
19,014
Households
2.1
Avg Household Size
44
Median Age
78%
College-Educated
97%
High-School Grad
7.3 sq mi
ZIP Area
5,515
Density / Sq Mi
$176,517
Median Household Income
$105,393
Median Earnings
$2,274
Median Rent
$1,485,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Quadplex - Four 1-bedroom units with three fully renovated interiors, in-unit washer/dryers, and gated rear parking; 100% occupied.
Where is this quadplex located?
The property is located at 74 Pearl St Oakland, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Fourplex on 74 Pearl Street with four 1BD/1BA units totaling over 3,200 SF on a 5,000 SF lot; 3,200+ SF fourplex with 100% occupancy for immediate in‑place income; Three units extensively renovated with new sheetrock, flooring, ceilings, electrical, plumbing, modern kitchens, and updated bathrooms
