Four-Unit Residential Income
New
For Sale
$1,099,500
10035 Sepulveda Blvd, San Fernando, CA 91345
A varied bedroom mix is paired with covered parking and access to a shared pool.
Property Size4,084 SF
Price / SF$269.22
Days on Market4
Property Features for 10035 Sepulveda Blvd
General Information
Standard status
Active
Size
4,084 SF
Total Parking Spaces
4
Property subtype
Investment
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
3 x 2BR/1.5BA, 1 x 3BR/2.5BA
Multifamily Units
4
Amenities
community pool
Building Details
Building Size
4,084 SF
Year Built
1964
Stories
2
Units
4
Listed By:
Donald Heilbrun
(310) 856-9153
Source:
Elliman
Added: Sep 22
Changed: Sep 23
Last Checked: Sep 24 at 3:00PM
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 Donald Heilbrun
Investment Insights
Based on property information with market context.
This four-unit residential property contains approximately 4,084 square feet of living area. Three apartments have two bedrooms and 1.5 bathrooms each; the fourth has three bedrooms and 2.5 bathrooms. One unit has updated finishes, and the building dates to 1964. Four carport spaces serve the property, with access to a community pool.
The property is on Sepulveda Boulevard in San Fernando. Shopping, dining, transportation, and major freeways are noted as accessible from the location. The HOA covers the pool, building exterior, and common areas.
The property is on Sepulveda Boulevard in San Fernando. Shopping, dining, transportation, and major freeways are noted as accessible from the location. The HOA covers the pool, building exterior, and common areas.
Key Highlights
- Four units totaling approximately 4,084 square feet of living area
- Three 2‑bedroom, 1.5‑bath units and one 3‑bedroom, 2.5‑bath unit
- One apartment features updated finishes
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
NOI $71,321 @ 7.0% cap · market cap 6.49%
Second Best
Apartment 5plus
$938.8K
$821.4K – $1.10M
NOI $65,715 @ 7.0% cap · market cap 5.98%
Theoretical Best
Office A
$2.19M
$1.91M – $2.55M
NOI $153,059 @ 7.0% cap · market cap 13.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - A varied bedroom mix is paired with covered parking and access to a shared pool.
Where is this quadplex located?
The property is located at 10035 Sepulveda Blvd San Fernando, 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; Three 2‑bedroom, 1.5‑bath units and one 3‑bedroom, 2.5‑bath unit; One apartment features updated finishes
