New Alhambra Mixed-Use
For Sale
$1,400,000
15 S Chapel Avenue #C, Alhambra, CA 91801
New mixed-use development featuring residential townhomes and premium retail units.
Property Size1,981 SF
Price / SF$706.71
Days on Market483
Property Features for 15 S Chapel Avenue #C
General Information
Standard status
Active
Size
1,981 SF
Property subtype
Townhouse
Amenities
Central
Central Air
Built-In Range
Dishwasher
See Remarks
Building Details
Building Size
1,981 SF
Year Built
2024
Stories
3
Listing Agency:
RE/MAX REALTEC GROUP INC
(626) 838-8297
Listed By:
Miles Chou · License #BK536738
(626) 838-8297
Source:
Kw
Added: Apr 15, 2025
Changed: Aug 8
Last Checked: Jul 15 at 10:30PM
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 RE/MAX REALTEC GROUP INC
Investment Insights
Based on property information with market context.
Orchard Court is a mixed-use development completed in 2024, situated in Alhambra. The property features 10 residential townhomes and two retail units. The residences include gourmet kitchens with quartz countertops and contemporary cabinetry. The units also feature 10-foot high ceilings and natural light. Select units offer an attached garage and a rooftop garden or deck with mountain views. The property is located near Sprouts, the Edwards Alhambra Renaissance Theater, Alhambra Park, Arcadia’s golf courses, the Los Angeles Arboretum, and Old Town Pasadena, as well as various markets and shops. The property offers views of the San Gabriel Mountains. The property size is 1981 square feet.
Key Highlights
- New construction (2024) in the heart of Alhambra.
- Gourmet kitchen with QUARTZ countertops and contemporary cabinetry.
- ROOFTOP garden/deck with MOUNTAIN views.
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
$43,829
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
3.13%
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%
$876,580
$876.6K
Cap Rate 7%
$626,129
$626.1K
Cap Rate 9%
$486,989
$487.0K
Market Conditions
NOI Build-Up for 1,981 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
$67.0K $33.84/SF
− Vacancy
−$4.4K −$2.23/SF
EGI
$62.6K $31.61/SF
− OpEx
−$18.8K −$9.48/SF
NOI
$43.8K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$876,580
Cap Rate 7%
$626,129
Cap Rate 9%
$486,989
Alternative Uses
Best Use
Retail
$626.1K
$547.9K – $730.5K
NOI $43,829 @ 7.0% cap · market cap 3.13%
Second Best
Mixed Use
$573.1K
$501.4K – $668.6K
NOI $40,115 @ 7.0% cap · market cap 2.87%
Theoretical Best
Office A
$1.06M
$928.0K – $1.24M
NOI $74,243 @ 7.0% cap · market cap 5.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,963
Businesses Nearby
Explore this area
Business Placement
Demographics for 91801, CA
53,669
Population
21,702
Households
2.5
Avg Household Size
41
Median Age
41%
College-Educated
85%
High-School Grad
4.3 sq mi
ZIP Area
12,481
Density / Sq Mi
$85,549
Median Household Income
$47,855
Median Earnings
$1,879
Median Rent
$797,000
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?
Mixed-use property - New mixed-use development featuring residential townhomes and premium retail units.
Where is this mixed-use property located?
The property is located at 15 S Chapel Avenue #C Alhambra, CA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: New construction (2024) in the heart of Alhambra.; Gourmet kitchen with QUARTZ countertops and contemporary cabinetry.; ROOFTOP garden/deck with MOUNTAIN views.
