Four-Unit Multifamily
For Sale
$1,649,000
101 W Olive Ave, La Habra, CA 90631
Four residential units offer private patios, individual electric and gas meters, and shared laundry access.
Property Size4,123 SF
Days on Market129
Property Features for 101 W Olive Ave
General Information
Standard status
Active
Size
4,123 SF
Property subtype
Investment
Site & Location
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 3BR/1.5BA, 2 x 2BR/1.5BA, 1 x 1BR/1BA
Multifamily Units
4
Parking per Unit
2
Amenities
private patio
shared laundry room
Building Details
Building Size
4,123 SF
Year Built
1977
Stories
2
Units
4
Listing Agency:
CB Richard Ellis, Inc.
(714) 493-0614
Listed By:
Sean Riley · License #01920511
(714) 493-0614
Source:
Elliman
Added: Apr 24
Changed: Aug 29
Last Checked: Aug 29 at 8:18PM
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 CB Richard Ellis, Inc.
Investment Insights
Based on property information with market context.
This 1977 multifamily property contains four residences with a mix of one 3-bedroom, 1.5-bath unit, two 2-bedroom, 1.5-bath units, and one 1-bedroom, 1-bath unit. Each residence includes a private patio, one assigned carport space, and one uncovered parking space. The property also provides a shared laundry room with an owner-operated washer and dryer.
The roof was replaced in 2024, and each unit has received light renovation. Electricity and gas are separately metered, while water is master metered. The property is located on West Olive Avenue in La Habra, with nearby communities including La Habra Heights, Brea, Fullerton, La Mirada, and Whittier. Walk Score is 75 and Bike Score is 48.
The roof was replaced in 2024, and each unit has received light renovation. Electricity and gas are separately metered, while water is master metered. The property is located on West Olive Avenue in La Habra, with nearby communities including La Habra Heights, Brea, Fullerton, La Mirada, and Whittier. Walk Score is 75 and Bike Score is 48.
Key Highlights
- Four‑unit configuration with a 3‑bedroom, two 2‑bedroom, and a 1‑bedroom residence
- Roof replacement completed in 2024
- Each unit has a private patio
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
$86,967
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
5.27%
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%
$1,739,340
$1.7M
Cap Rate 7%
$1,242,386
$1.2M
Cap Rate 9%
$966,300
$966.3K
Market Conditions
NOI Build-Up for 4,123 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
$128.6K $31.20/SF
− Vacancy
−$4.4K −$1.07/SF
EGI
$124.2K $30.13/SF
− OpEx
−$37.3K −$9.04/SF
NOI
$87.0K $21.09/SF
Area
Orange County, CA
Vacancy
3.42%
Lease Rate
$31.20 /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%
$1,739,340
Cap Rate 7%
$1,242,386
Cap Rate 9%
$966,300
Alternative Uses
Best Use
Multifamily LT 5
$1.24M
$1.09M – $1.45M
NOI $86,967 @ 7.0% cap · market cap 5.27%
Second Best
Apartment 5plus
$1.12M
$983.7K – $1.31M
NOI $78,697 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$1.38M
$1.21M – $1.62M
NOI $96,938 @ 7.0% cap · market cap 5.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,150
Businesses Nearby
Explore this area
Business Placement
Demographics for 90631, CA
69,533
Population
23,390
Households
3
Avg Household Size
38
Median Age
32%
College-Educated
86%
High-School Grad
14.0 sq mi
ZIP Area
4,967
Density / Sq Mi
$102,208
Median Household Income
$46,334
Median Earnings
$2,029
Median Rent
$757,900
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 residential units offer private patios, individual electric and gas meters, and shared laundry access.
Where is this quadplex located?
The property is located at 101 W Olive Ave La Habra, CA.
What is the asking price?
The asking price for this property is $1,649,000.
What are key features of this property?
This property features: Four‑unit configuration with a 3‑bedroom, two 2‑bedroom, and a 1‑bedroom residence; Roof replacement completed in 2024; Each unit has a private patio
