14-Unit Cottage-Style Apartment
For Sale
$1,699,000
476 -498 E H St, Brawley, CA 92227
Residential Income, Brawley, CA
Property Size7,058 SF
Lot Size0.35 Acres
Price / SF$240.72
Days on Market77
Property Features for 476 -498 E H St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R-3
Bedrooms
14
Bathrooms
14
Full bathrooms
13
Rooms
Bathroom 2, Bathroom 9, Bedroom 2, Bedroom 13, Bedroom 4, Bedroom 5, Bedroom 3, Bedroom 7, Bedroom 12, Bathroom 11, Bathroom 6, Bedroom 14, Bathroom 5, Bedroom 9, Bedroom 11, Bathroom 10, Bathroom 1, Bathroom 7, Bedroom 1, Bedroom 8, Bathroom 13, Bathroom 3, Bedroom 10, Bathroom 14, Bathroom 12, Bathroom 4, Bathroom 8, Bedroom 6
Parking features
On Street
Lot features
Fenced, Lawn, Landscaped
Directions
head north on Hwy 86 then go east on H Street. the property will be on your right hand side.
Subdivision
520
Standard status
Active
APN
049-081-007-000
Size
7,058 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Description
LOT:12,13 BLK:58 LOTS 12 & 13 BLK 58 TOWNSITE OF BRAWLEY OM 1 15
Legal Description
LOT:12,13 BLK:58 LOTS 12 & 13 BLK 58 TOWNSITE OF BRAWLEY OM 1 15
Utilities
Cooling system
Window Unit(s)
Building Details
Year built
1966
Floors in Building
2
Number of units
14
Flooring type
Laminate
Roof type
Flat
Listing Agency:
Victor D. Conner, Real Estate
(760) 235-9006
Listed By:
Victor D. Conner · License #02034884
(760) 235-9006
Added: Jun 15
Changed: Aug 27
Last Checked: Aug 30 at 2:06AM
MLS# 26847719IC
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 14-unit apartment property spans 9 buildings, with 8 cottage-style structures and a larger rear building containing 6 units. The unit mix includes 12 one-bedroom/one-bath apartments, 1 two-bedroom/one-bath apartment, and 1 studio. The property contains 7,058 square feet on 0.347 acres and was built in 1966. R-3 zoning supports its multifamily classification.
A majority of the apartments have been renovated within the past 1-2 years, with reported improvements to fixtures, flooring, paint, and plumbing. Additional physical features include laminate flooring, window-unit cooling, flat roofs, and on-street parking. The property is located in Brawley, California, in Imperial County.
A majority of the apartments have been renovated within the past 1-2 years, with reported improvements to fixtures, flooring, paint, and plumbing. Additional physical features include laminate flooring, window-unit cooling, flat roofs, and on-street parking. The property is located in Brawley, California, in Imperial County.
Key Highlights
- 14 units across 9 buildings, including 8 cottage‑style structures
- Unit mix includes 12 one‑bedroom/one‑bath units, 1 two‑bedroom/one‑bath unit, and 1 studio
- 7,058 square feet on 0.347 acres
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
$58,559
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
3.45%
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%
$1,171,180
$1.2M
Cap Rate 7%
$836,557
$836.6K
Cap Rate 9%
$650,656
$650.7K
Market Conditions
NOI Build-Up for 7,058 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
$110.1K $15.60/SF
− Vacancy
−$3.6K −$0.51/SF
EGI
$106.5K $15.09/SF
− OpEx
−$47.9K −$6.79/SF
NOI
$58.6K $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%
$1,171,180
Cap Rate 7%
$836,557
Cap Rate 9%
$650,656
Alternative Uses
Best Use
Apartment 5plus
$836.6K
$732.0K – $976.0K
NOI $58,559 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.80M
$1.58M – $2.10M
NOI $126,028 @ 7.0% cap · market cap 7.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14
Residential units
Location Intelligence
Trade Area within ½ mile
745
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 - Nine-building multifamily property with recently renovated units and a varied one- and two-bedroom configuration.
Where is this apartment building located?
The property is located at 476 -498 E H St Brawley, CA.
What is the asking price?
The asking price for this property is $1,699,000.
What are key features of this property?
This property features: 14 units across 9 buildings, including 8 cottage‑style structures; Unit mix includes 12 one‑bedroom/one‑bath units, 1 two‑bedroom/one‑bath unit, and 1 studio; 7,058 square feet on 0.347 acres
