Well-Maintained Fourplex in Desirable
For Sale
$725,000
900 Pacheco Road, Bakersfield, CA 93307
Fourplex with long-term tenants, stable income, and convenient location.
Property Size3,426 SF
Price / SF$211.62
Days on Market151
Property Features for 900 Pacheco Road
General Information
Standard status
Active
Size
3,426 SF
Property subtype
Residential Income
Zoning
Assessor
Building Details
Year Built
1977
Buildings
1
Units
4
Listing Agency:
eXp Realty of Greater Los Angeles, Inc.
(888) 584-9427
Listed By:
Veronica Alcazar · License #01254201
(888) 584-9427
Source:
Compass
Added: Apr 4
Changed: Aug 31
Last Checked: Aug 31 at 12:38AM
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 eXp Realty of Greater Los Angeles, Inc.
Investment Insights
Based on property information with market context.
This well-maintained fourplex presents a great investment opportunity in a desirable location. The property features long-term tenants of 3+ years, offering stable income. Each of the four units includes 2 bedrooms and 1.5 bathrooms, along with a small private backyard. Improvements include a newly poured concrete parking lot with assigned and guest parking, plus an on-site laundry room. The property is conveniently located near shopping, schools, and parks. Market rents are estimated at $1,000+ per unit.
Key Highlights
- Stable Income: Long‑term tenants (3+ years) provide consistent revenue.
- Four Units: Fourplex offers multiple income streams and potential for appreciation.
- Newly Poured Concrete Parking Lot: Assigned and guest parking enhance tenant satisfaction.
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
$43,591
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
6.01%
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%
$871,820
$871.8K
Cap Rate 7%
$622,729
$622.7K
Cap Rate 9%
$484,344
$484.3K
Market Conditions
NOI Build-Up for 3,426 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
$66.6K $19.44/SF
− Vacancy
−$4.3K −$1.26/SF
EGI
$62.3K $18.18/SF
− OpEx
−$18.7K −$5.45/SF
NOI
$43.6K $12.72/SF
Area
ZIP 93307
Vacancy
6.50%
Lease Rate
$19.44 /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%
$871,820
Cap Rate 7%
$622,729
Cap Rate 9%
$484,344
Alternative Uses
Best Use
Multifamily LT 5
$622.7K
$544.9K – $726.5K
NOI $43,591 @ 7.0% cap · market cap 6.01%
Second Best
Apartment 5plus
$559.9K
$489.9K – $653.2K
NOI $39,192 @ 7.0% cap · market cap 5.41%
Theoretical Best
Office A
$846.5K
$740.7K – $987.6K
NOI $59,257 @ 7.0% cap · market cap 8.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
428
Businesses Nearby
Explore this area
Business Placement
Demographics for 93307, CA
88,338
Population
24,349
Households
3.6
Avg Household Size
29
Median Age
7%
College-Educated
59%
High-School Grad
141.2 sq mi
ZIP Area
626
Density / Sq Mi
$52,572
Median Household Income
$29,141
Median Earnings
$1,195
Median Rent
$238,400
Median Home Value
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 - Fourplex with long-term tenants, stable income, and convenient location.
Where is this quadplex located?
The property is located at 900 Pacheco Road Bakersfield, CA.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Stable Income: Long‑term tenants (3+ years) provide consistent revenue.; Four Units: Fourplex offers multiple income streams and potential for appreciation.; Newly Poured Concrete Parking Lot: Assigned and guest parking enhance tenant satisfaction.
