10-Unit Apartment
For Sale
$3,750,000
1052 Elm AVE, Glendale, CA 91201
Well-maintained two-story 10-unit apartment community built in 1963, with all 2-bed, 1-bath units and common laundry.
Property Size9,716 SF
Price / SF$385.96
Days on Market76
Property Features for 1052 Elm AVE
General Information
Standard status
Active
Size
9,716 SF
Total Parking Spaces
12
Property subtype
Apartment
Units
Unit Mix
10 x 2BR/1BA
Multifamily Units
10
Additional Details
Utilities to Site
Yes
Amenities
common laundry area
Building Details
Building Size
9,716 SF
Year Built
1963
Stories
2
Listing Agency:
Growth Investment Group Pasade
Listed By:
Justin McCardle · License #01895720
(909) 486-2069
Source:
Benbelack
Added: Jul 3
Changed: Sep 11
Last Checked: Sep 15 at 11:29AM
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 Growth Investment Group Pasade
Investment Insights
Based on property information with market context.
Elm Apartments at 1052 Elm Ave, Glendale, CA 91201 is a well-maintained two-story, 10-unit apartment community built in 1963. The property offers an all (10) unit mix of 2 bed + 1 bath layouts. Each unit is separately metered for gas/electricity, and residents share a common laundry area.
Parking totals 12 spaces, including 9 marked spaces (8-tuck under and 1 open space) plus 3 unmarked spaces in the front and the back. The property has been under the same ownership since 2004, and the units are currently leased to mostly long-time tenants on a month-to-month agreement with below market rents. During current ownership, some units have been updated with laminate wood flooring, granite or quartz kitchen countertops, refreshed kitchen cabinets, recessed lighting, smooth ceilings, windows A/C in the living room, ceiling fans in bedrooms, and tiled bathroom.
Elm Apartments is situated on a quiet, residential street and is near Glendale Galleria and Americana at Brand.
Parking totals 12 spaces, including 9 marked spaces (8-tuck under and 1 open space) plus 3 unmarked spaces in the front and the back. The property has been under the same ownership since 2004, and the units are currently leased to mostly long-time tenants on a month-to-month agreement with below market rents. During current ownership, some units have been updated with laminate wood flooring, granite or quartz kitchen countertops, refreshed kitchen cabinets, recessed lighting, smooth ceilings, windows A/C in the living room, ceiling fans in bedrooms, and tiled bathroom.
Elm Apartments is situated on a quiet, residential street and is near Glendale Galleria and Americana at Brand.
Key Highlights
- Built in 1963; two‑story 10‑unit apartment community
- All (10) units are 2 bed + 1 bath with separately metered gas/electric
- 12 total parking spaces: 9 marked (8‑tuck under, 1 open) plus 3 unmarked
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
$182,870
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
4.88%
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%
$3,657,400
$3.7M
Cap Rate 7%
$2,612,429
$2.6M
Cap Rate 9%
$2,031,889
$2.0M
Market Conditions
NOI Build-Up for 9,716 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
$355.6K $36.60/SF
− Vacancy
−$23.1K −$2.38/SF
EGI
$332.5K $34.22/SF
− OpEx
−$149.6K −$15.40/SF
NOI
$182.9K $18.82/SF
Area
Glendale, CA
Vacancy
6.50%
Lease Rate
$36.60 /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%
$3,657,400
Cap Rate 7%
$2,612,429
Cap Rate 9%
$2,031,889
Alternative Uses
Best Use
Apartment 5plus
$2.61M
$2.29M – $3.05M
NOI $182,870 @ 7.0% cap · market cap 4.88%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.84M
$5.11M – $6.82M
NOI $409,041 @ 7.0% cap · market cap 10.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
10
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,768
Businesses Nearby
Explore this area
Business Placement
Demographics for 91201, CA
22,608
Population
8,570
Households
2.6
Avg Household Size
43
Median Age
34%
College-Educated
86%
High-School Grad
2.4 sq mi
ZIP Area
9,420
Density / Sq Mi
$74,980
Median Household Income
$44,444
Median Earnings
$2,034
Median Rent
$1,060,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Well-maintained two-story 10-unit apartment community built in 1963, with all 2-bed, 1-bath units and common laundry.
Where is this apartment building located?
The property is located at 1052 Elm AVE Glendale, CA.
What is the asking price?
The asking price for this property is $3,750,000.
What are key features of this property?
This property features: Built in 1963; two‑story 10‑unit apartment community; All (10) units are 2 bed + 1 bath with separately metered gas/electric; 12 total parking spaces: 9 marked (8‑tuck under, 1 open) plus 3 unmarked
