Building Details

Building Size 4,084 SF

Year Built 1964

Listing Agency: JohnHart Real Estate

Listed By: Donald Heilbrun · License #01065560

Source: Frontgaterealestate

Added: Sep 11 Changed: Sep 23 Last Checked: Sep 23 at 2:25AM

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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 JohnHart Real Estate

Investment Insights

Based on property information with market context.

This four-unit residential income property contains approximately 4,084 square feet of total living area across three 2-bedroom, 1.5-bath residences and one 3-bedroom, 2.5-bath residence. One unit features updated finishes, while the interiors are described as well maintained. The property was built in 1964 and includes four carport parking spaces.

Residents have access to a community pool, with the HOA covering the pool, building exterior, and common areas. The property fronts Sepulveda Boulevard in Mission Hills, with access to major freeways, shopping, dining, and transportation.

Key Highlights

• Four units totaling approximately 4,084 square feet of living area
• Unit mix includes three 2‑bedroom, 1.5‑bath units and one 3‑bedroom, 2.5‑bath unit
• Four carport parking spaces

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

6.49%

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 (±1% cap)

NOI $71,321 @ 7.0% cap · market cap 6.49%

Second Best

Apartment 5plus

$938.8K

$821.4K – $1.10M (±1% cap)

NOI $65,715 @ 7.0% cap · market cap 5.98%

Theoretical Best

Office A

$2.19M

$1.91M – $2.55M (±1% cap)

NOI $153,059 @ 7.0% cap · market cap 13.92%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Quadplexes

Suggested Use

Top Pick Law Firm Food Market Grocery & Convenience Store Hair Salon Parking Lot & Garage (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

4

Residential units

Yes

Highway access

Yes

Paved road access

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

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this quadplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Quadplex - Four-unit residential property with varied floor plans, covered parking, and shared pool access along Sepulveda Boulevard.

Where is this quadplex located?

The property is located at 10035 Sepulveda BLVD Mission Hills, CA.

What is the asking price?

The asking price for this property is $1,099,500.

What are key features of this property?

This property features: Four units totaling approximately 4,084 square feet of living area; Unit mix includes three 2‑bedroom, 1.5‑bath units and one 3‑bedroom, 2.5‑bath unit; Four carport parking spaces