Multifamily Property with
New
For Sale
$575,000
8733 San Pasqual Way, Stockton, CA 95210
Residential income property offering a substantial footprint, garage space, and multiple open parking spaces.
Property Size2,831 SF
Price / SF$203.11
Days on Market5
Property Features for 8733 San Pasqual Way
General Information
Standard status
Active
Size
2,831 SF
Total Parking Spaces
9
Property subtype
Multi Family
Building Details
Year Built
1974
Listing Agency:
Intero Real Estate Services
(408) 781-5146
Listed By:
Erika Carrasco · License #01740048
(408) 781-5146
Source:
Exitrealty
Added: Aug 14
Changed: Aug 16
Last Checked: Aug 17 at 4:04AM
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 Intero Real Estate Services
Investment Insights
Based on property information with market context.
This multifamily property in Stockton provides approximately 2,831 square feet of living space within a residence built in 1974. The layout offers a substantial footprint for residential use, with one garage space and open parking for up to 8 cars.
The property is located within the Stockton Unified elementary school district at 8733 San Pasqual Way. Its combination of enclosed garage parking and additional vehicle capacity provides practical on-site parking for occupants and visitors.
The property is located within the Stockton Unified elementary school district at 8733 San Pasqual Way. Its combination of enclosed garage parking and additional vehicle capacity provides practical on-site parking for occupants and visitors.
Key Highlights
- Approximately 2,831 square feet of living space
- Built in 1974
- One garage space
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
$38,924
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
6.77%
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%
$778,480
$778.5K
Cap Rate 7%
$556,057
$556.1K
Cap Rate 9%
$432,489
$432.5K
Market Conditions
NOI Build-Up for 2,831 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
$73.7K $26.04/SF
− Vacancy
−$2.9K −$1.04/SF
EGI
$70.8K $25.00/SF
− OpEx
−$31.8K −$11.25/SF
NOI
$38.9K $13.75/SF
Area
ZIP 95210
Vacancy
4.00%
Lease Rate
$26.04 /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%
$778,480
Cap Rate 7%
$556,057
Cap Rate 9%
$432,489
Alternative Uses
Best Use
Apartment 5plus
$556.1K
$486.6K – $648.7K
NOI $38,924 @ 7.0% cap · market cap 6.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$621.7K
$544.0K – $725.3K
NOI $43,518 @ 7.0% cap · market cap 7.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
168
Businesses Nearby
Explore this area
Business Placement
Demographics for 95210, CA
41,378
Population
12,623
Households
3.3
Avg Household Size
33
Median Age
11%
College-Educated
74%
High-School Grad
7.6 sq mi
ZIP Area
5,444
Density / Sq Mi
$65,411
Median Household Income
$35,658
Median Earnings
$1,450
Median Rent
$336,900
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?
Multifamily property - Residential income property offering a substantial footprint, garage space, and multiple open parking spaces.
Where is this multifamily property located?
The property is located at 8733 San Pasqual Way Stockton, CA.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Approximately 2,831 square feet of living space; Built in 1974; One garage space
