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Ethan Park Place 1860 Ethan Way 22 Unit Apartment Building $2,800,000 ($127,273/Unit) 6.33% Cap Rate Sacramento, CA 95825

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Investment Highlights

Offered at an Attractive Basis of $127,272 Per Unit.
Ideally Located Adjacent to the Arden Fair Mall, Cal Expo, Home Depot , and Numerous Major Employers.
Value Add Opportunity Offered Far Below Replacement Cost.

6.33% Current Cap Rate Underwritten to a Realistic 46% Expense Load.
Fully Gated Community Featuring Onsite Laundry and Ample Parking.

Executive Summary

ALIVE Commercial Real Estate is pleased to present Ethan Park Place, a 22- unit apartment community ideally situated in Arden-Arcade—one of Sacramento’s most established retail and employment hubs. Originally constructed in 1963 and improved over time, the property sits on 0.68 acres and features 22 well-designed units, a centralized laundry facility, ample onsite parking, and secure gated access. The unit mix consists of (15) one bedroom/one-bathroom and (7) two-bedroom/one-bathroom floor plans, catering to strong and consistent demand from workforce renters seeking affordable, conveniently located housing. Ethan Park Place offers the next owner a well-located, value-add multifamily asset with a stable operating history and multiple avenues for long-term income growth and value enhancement.

Financial Summary (Actual - 2025)	Annual	Annual Per SF
Gross Rental Income	$331,260	$21.58
Other Income	$4,480	$0.29
Vacancy Loss	$9,937	$0.65
Effective Gross Income	$325,803	$21.22
Taxes	-	-
Operating Expenses	-	-
Total Expenses	$148,511	$9.67
Net Operating Income	$177,292	$11.55

Financial Summary (Actual - 2025)

Gross Rental Income
Annual	$331,260
Annual Per SF	$21.58

Other Income
Annual	$4,480
Annual Per SF	$0.29

Vacancy Loss
Annual	$9,937
Annual Per SF	$0.65

Effective Gross Income
Annual	$325,803
Annual Per SF	$21.22

Taxes
Annual	-
Annual Per SF	-

Operating Expenses
Annual	-
Annual Per SF	-

Total Expenses
Annual	$148,511
Annual Per SF	$9.67

Net Operating Income
Annual	$177,292
Annual Per SF	$11.55

Property Facts

Price	$2,800,000	Building Class	C
Price Per Unit	$127,273	Lot Size	0.68 AC
Sale Type	Investment	Building Size	15,350 SF
Cap Rate	6.33%	Average Occupancy	95%
No. Units	22	No. Stories	2
Property Type	Multifamily	Year Built	1963
Property Subtype	Apartment	Parking Ratio	1.95/1,000 SF
Apartment Style	Low-Rise	Opportunity Zone	Yes State officials designate a portion of qualified Census Tracts to be Opportunity Zones. Certain investments in Opportunity Zones may be eligible for preferential tax treatment.
Zoning	RD30, Sacramento

Price	$2,800,000
Price Per Unit	$127,273
Sale Type	Investment
Cap Rate	6.33%
No. Units	22
Property Type	Multifamily
Property Subtype	Apartment
Apartment Style	Low-Rise
Building Class	C
Lot Size	0.68 AC
Building Size	15,350 SF
Average Occupancy	95%
No. Stories	2
Year Built	1963
Parking Ratio	1.95/1,000 SF
Opportunity Zone	Yes State officials designate a portion of qualified Census Tracts to be Opportunity Zones. Certain investments in Opportunity Zones may be eligible for preferential tax treatment.
Zoning	RD30, Sacramento