Four-Unit
For Sale
$1,090,000
1011 W Avenue H12, Lancaster, CA 93534
Residential Income, Lancaster, CA
Property Size3,940 SF
Lot Size0.18 Acres
Price / SF$276.65
Days on Market94
Property Features for 1011 W Avenue H12
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
LRR3*
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 8, Bedroom 4, Bedroom 7, Bathroom 1, Bathroom 4, Bedroom 5, Bedroom 2, Bedroom 6, Bedroom 3
Directions
Follow CA-138 W/CA-14 N to W Ave I in Lancaster. Take exit 44 from CA-138 W/CA-14 N, Continue on W Ave I. Drive to Ave H-12, Turn left onto Ave H-12
Subdivision
03 - Lancaster West
Standard status
Active
APN
3120-012-011
Size
3,940 SF
Lot size
0.18 Acres
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1981
Number of units
4
Building materials
Stucco, Shingle Siding
Listing Agency:
eXp Realty of Greater Los Angeles, Inc.
(888) 652-1314
Listed By:
Charly Daoud · License #02023368
(661) 916-4450
Added: May 28
Changed: Aug 24
Last Checked: Aug 29 at 8:06PM
MLS# 26004421
Copyright © 2026 Greater Antelope Valley 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 quadplex contains four two-bedroom, one-bath residences within 3,940 square feet. The property was built in 1981 and features stucco and shingle siding, along with central heating and central air conditioning. Three units have been occupied by long-term tenants for more than 10 years.
The property occupies 0.18 acres in Lancaster, California, with access to shopping, schools, employment centers, and major commuter routes. Zoning is identified as LRR3*.
The unit configuration provides a consistent multifamily layout, with four separately identified bathrooms and bedrooms across the residences. The existing improvements and established tenancy support continued use as a four-unit residential income property.
The property occupies 0.18 acres in Lancaster, California, with access to shopping, schools, employment centers, and major commuter routes. Zoning is identified as LRR3*.
The unit configuration provides a consistent multifamily layout, with four separately identified bathrooms and bedrooms across the residences. The existing improvements and established tenancy support continued use as a four-unit residential income property.
Key Highlights
- Four 2‑bedroom, 1‑bath units
- 3,940 square feet on 0.18 acres
- Three units occupied by tenants for over 10 years
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
$65,874
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
6.04%
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%
$1,317,480
$1.3M
Cap Rate 7%
$941,057
$941.1K
Cap Rate 9%
$731,933
$731.9K
Market Conditions
NOI Build-Up for 3,940 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
$99.3K $25.20/SF
− Vacancy
−$5.2K −$1.32/SF
EGI
$94.1K $23.88/SF
− OpEx
−$28.2K −$7.17/SF
NOI
$65.9K $16.72/SF
Area
Lancaster, CA
Vacancy
5.22%
Lease Rate
$25.20 /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%
$1,317,480
Cap Rate 7%
$941,057
Cap Rate 9%
$731,933
Alternative Uses
Best Use
Multifamily LT 5
$941.1K
$823.4K – $1.10M
NOI $65,874 @ 7.0% cap · market cap 6.04%
Second Best
Apartment 5plus
$842.5K
$737.2K – $983.0K
NOI $58,977 @ 7.0% cap · market cap 5.41%
Theoretical Best
Office A
$1.24M
$1.08M – $1.44M
NOI $86,632 @ 7.0% cap · market cap 7.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
563
Businesses Nearby
Explore this area
Business Placement
Demographics for 93534, CA
43,906
Population
16,343
Households
2.7
Avg Household Size
34
Median Age
18%
College-Educated
81%
High-School Grad
19.0 sq mi
ZIP Area
2,311
Density / Sq Mi
$58,891
Median Household Income
$44,566
Median Earnings
$1,513
Median Rent
$339,900
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 - Multifamily property with four two-bedroom residences, central heating and cooling, and established long-term tenancy.
Where is this quadplex located?
The property is located at 1011 W Avenue H12 Lancaster, CA.
What is the asking price?
The asking price for this property is $1,090,000.
What are key features of this property?
This property features: Four 2‑bedroom, 1‑bath units; 3,940 square feet on 0.18 acres; Three units occupied by tenants for over 10 years
