Five-Unit Residential Income
For Sale
$550,000
942 E G St, Brawley, CA 92227
Concrete block exterior walls support a low-rise mix of four one-bedroom units plus a studio.
Property Size2,247 SF
Price / SF$244.77
Days on Market52
Property Features for 942 E G St
General Information
Standard status
Active
Size
2,247 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
5
Building Details
Year Built
1964
Listing Agency:
Victor D. Conner, Real Estate
(760) 235-9006
Listed By:
Victor D. Conner · License #02034884
(760) 235-9006
Source:
Exitrealty
Added: Jun 21
Changed: Aug 8
Last Checked: Aug 11 at 8:34AM
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 Victor D. Conner, Real Estate
Investment Insights
Based on property information with market context.
This for-sale five-unit residential income property includes four one-bedroom apartments and one studio unit. The exterior is constructed with concrete block walls, designed to enhance durability. The overall configuration provides a straightforward rental mix for tenants seeking either a one-bedroom or studio layout.
The property is located at 942 E G St in Brawley, California. The public remarks indicate the surrounding area is seeing new development, which may be relevant for buyers evaluating tenant and occupancy stability in the local market.
For investors or owner-operators, the unit mix offers multiple tenancy types within a single small building. The presence of four one-bedroom units alongside a studio can appeal to a range of renter preferences, while the durable concrete block exterior supports long-term building maintenance considerations. This is a compact, income-producing asset that can fit buyers seeking a manageable multifamily portfolio without adding additional complexity beyond this five-unit structure.
The property is located at 942 E G St in Brawley, California. The public remarks indicate the surrounding area is seeing new development, which may be relevant for buyers evaluating tenant and occupancy stability in the local market.
For investors or owner-operators, the unit mix offers multiple tenancy types within a single small building. The presence of four one-bedroom units alongside a studio can appeal to a range of renter preferences, while the durable concrete block exterior supports long-term building maintenance considerations. This is a compact, income-producing asset that can fit buyers seeking a manageable multifamily portfolio without adding additional complexity beyond this five-unit structure.
Key Highlights
- 1964‑built 5‑unit low‑rise rental with concrete block exterior walls
- Includes four 1‑bedroom apartments
- Also features one studio unit
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
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
748
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Concrete block exterior walls support a low-rise mix of four one-bedroom units plus a studio.
Where is this apartment building located?
The property is located at 942 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: 1964‑built 5‑unit low‑rise rental with concrete block exterior walls; Includes four 1‑bedroom apartments; Also features one studio unit
