Concrete-Block Apartment
For Sale
$550,000
942 - 948 E G St, Brawley, CA 92227
Residential Income, Brawley, CA
Property Size2,247 SF
Lot Size0.18 Acres
Price / SF$244.77
Days on Market92
Property Features for 942 - 948 E G St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-3
Bedrooms
4
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 2, Bathroom 5, Bathroom 1, Bedroom 4, Bathroom 4, Bathroom 2, Bedroom 1, Bedroom 3, Bathroom 3
Parking
5
Parking features
On Street, Driveway
Directions
From Dogwood turn right on Malan st, then left on Cesar Chavez, then finally left on G st. Units will be on your left hand side.
Subdivision
520
Standard status
Active
APN
049-042-029-000
Size
2,247 SF
Lot size
0.18 Acres
Utilities
Cooling system
Window Unit(s)
Building Details
Year built
1964
Floors in Building
1
Number of units
5
Flooring type
Carpet, Linoleum, Tile
Roof type
Shingle, Composition
Listing Agency:
Victor D. Conner, Real Estate
Listed By:
Victor D. Conner · License #02034884
(760) 235-9006
Added: Jun 13
Changed: Sep 12
Last Checked: Sep 12 at 6:06PM
MLS# 26847317IC
Copyright © 2026 Imperial County Association of Realtors®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,247-square-foot apartment property contains five units: four one-bedroom apartments and one studio. The improvements were built in 1964 with concrete block exterior walls, shingle and composition roofing, and a mix of tile, linoleum, and carpet flooring. Cooling is provided by window units.
The property occupies 0.176 acres and is zoned R-3. Parking options include a driveway and on-street spaces. The unit mix provides a defined combination of larger apartments and a studio within a compact multifamily layout.
The property occupies 0.176 acres and is zoned R-3. Parking options include a driveway and on-street spaces. The unit mix provides a defined combination of larger apartments and a studio within a compact multifamily layout.
Key Highlights
- Five‑unit apartment property with four 1‑bedroom apartments and one studio
- 2,247 square feet on 0.176 acres
- Concrete block exterior walls; built in 1964
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
$18,643
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
3.39%
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%
$372,860
$372.9K
Cap Rate 7%
$266,329
$266.3K
Cap Rate 9%
$207,144
$207.1K
Market Conditions
NOI Build-Up for 2,247 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
$35.1K $15.60/SF
− Vacancy
−$1.2K −$0.51/SF
EGI
$33.9K $15.09/SF
− OpEx
−$15.3K −$6.79/SF
NOI
$18.6K $8.30/SF
Area
Imperial County, CA
Vacancy
3.30%
Lease Rate
$15.60 /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%
$372,860
Cap Rate 7%
$266,329
Cap Rate 9%
$207,144
Alternative Uses
Best Use
Apartment 5plus
$266.3K
$233.0K – $310.7K
NOI $18,643 @ 7.0% cap · market cap 3.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$573.2K
$501.5K – $668.7K
NOI $40,122 @ 7.0% cap · market cap 7.29%
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
5
Residential units
Location Intelligence
Trade Area within ½ mile
646
Businesses Nearby
Explore this area
Business Placement
Demographics for 92227, CA
27,492
Population
9,062
Households
3
Avg Household Size
33
Median Age
14%
College-Educated
74%
High-School Grad
593.7 sq mi
ZIP Area
46
Density / Sq Mi
$60,593
Median Household Income
$36,295
Median Earnings
$955
Median Rent
$272,200
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?
Apartment building - Five-unit residential property with a mix of one-bedroom apartments and a studio, plus driveway and street parking.
Where is this apartment building located?
The property is located at 942 - 948 E G St Brawley, CA.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Five‑unit apartment property with four 1‑bedroom apartments and one studio; 2,247 square feet on 0.176 acres; Concrete block exterior walls; built in 1964
