Four-Unit Multifamily Investment
For Sale
$1,450,000
10011 Sepulveda, San Fernando, CA 91345
Four-unit multifamily property in Mission Hills neighborhood, San Fernando Valley.
Property Size4,084 SF
Lot Size2.48 Acres
Days on Market108
Property Features for 10011 Sepulveda
General Information
Standard status
Active
Size
4,084 SF
Lot size
2.48 Acres
Property subtype
Quadruplex
Building Details
Building Size
4,084 SF
Year Built
1964
Listing Agency:
Executive Bankers Realty
(626) 232-0401
Listed By:
Jorge Martinez · License #01733097
Source:
Archetyperealty
Added: May 11
Changed: Aug 23
Last Checked: Aug 26 at 2:23PM
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 Executive Bankers Realty
Investment Insights
Based on property information with market context.
This multifamily residential income property presents an opportunity for buy-and-hold investors or owner-occupiers. Located in the Mission Hills neighborhood of the San Fernando Valley in Los Angeles, the asset is a 4-unit apartment building within a condominium-style development. The property is part of a large 2.48-acre condominium complex. The buildings are detached with no common walls, providing enhanced privacy. Ground-floor units feature private fenced patios. The property includes covered carport parking with 4 spaces. Landscaped greenbelt areas and maintained grounds enhance the surroundings. Situated on Sepulveda Blvd, a major arterial corridor, the property offers close proximity to I-405, I-5, and SR-118 freeways. Retail options, grocery stores, local services, and public transportation routes are nearby. The property has a Walk Score of 76, indicating it is Very Walkable, a Bike Score of 55, indicating it is Bikeable, and a Transit Score of 40, indicating Some Transit options are available.
Key Highlights
- Multi‑family 4‑unit property, ideal for investors or owner‑occupants.
- Condominium‑style development with detached buildings offering enhanced privacy.
- Located in the Mission Hills neighborhood of the San Fernando Valley.
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
$71,321
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
4.92%
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%
$1,426,420
$1.4M
Cap Rate 7%
$1,018,871
$1.0M
Cap Rate 9%
$792,456
$792.5K
Market Conditions
NOI Build-Up for 4,084 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
$110.3K $27.00/SF
− Vacancy
−$8.4K −$2.05/SF
EGI
$101.9K $24.95/SF
− OpEx
−$30.6K −$7.48/SF
NOI
$71.3K $17.46/SF
Area
Los Angeles County, CA
Vacancy
7.60%
Lease Rate
$27.00 /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%
$1,426,420
Cap Rate 7%
$1,018,871
Cap Rate 9%
$792,456
Alternative Uses
Best Use
Multifamily LT 5
$1.02M
$891.5K – $1.19M
NOI $71,321 @ 7.0% cap · market cap 4.92%
Second Best
Apartment 5plus
$938.8K
$821.4K – $1.10M
NOI $65,715 @ 7.0% cap · market cap 4.53%
Theoretical Best
Office A
$2.19M
$1.91M – $2.55M
NOI $153,059 @ 7.0% cap · market cap 10.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
840
Businesses Nearby
Explore this area
Business Placement
Demographics for 91345, CA
18,895
Population
5,672
Households
3.3
Avg Household Size
40
Median Age
21%
College-Educated
79%
High-School Grad
3.2 sq mi
ZIP Area
5,905
Density / Sq Mi
$96,345
Median Household Income
$40,096
Median Earnings
$1,846
Median Rent
$654,100
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?
Quadplex - Four-unit multifamily property in Mission Hills neighborhood, San Fernando Valley.
Where is this quadplex located?
The property is located at 10011 Sepulveda San Fernando, CA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Multi‑family 4‑unit property, ideal for investors or owner‑occupants.; Condominium‑style development with detached buildings offering enhanced privacy.; Located in the Mission Hills neighborhood of the San Fernando Valley.
