Glendale Multifamily Investment
For Sale
$1,750,000
630 Naranja Dr, Glendale, CA 91206
Four-unit Spanish-style apartment building in Glendale, California.
Property Size4,838 SF
Lot Size0.13 Acres
Days on Market259
Property Features for 630 Naranja Dr
General Information
Standard status
Active
Size
4,838 SF
Lot size
0.13 Acres
Property subtype
Investment
Building Details
Building Size
4,838 SF
Year Built
1929
Stories
2
Units
4
Listing Agency:
Ally Commercial Real Estate
(818) 941-2990
Listed By:
Rickird Rey Ramirez · License #01964882
(818) 941-2990
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Aug 8 at 5:48AM
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 Ally Commercial Real Estate
Investment Insights
Based on property information with market context.
The property at 630 Naranja Dr, Glendale, CA 91206 presents an investment opportunity in the Glendale real estate market. This four-unit Spanish-style building features spacious two-bedroom, one-bathroom units, each with large living rooms and dining areas. The building is fully occupied with tenants who pay on time. Improvements include updated electrical meters, copper plumbing, recent exterior paint, and a newly resurfaced backyard common area. This property is suitable for investors and owner-users seeking stable income and long-term growth.
Key Highlights
- Prime Glendale, CA location with strong rental demand
- Four large 2‑bedroom, 1‑bathroom units
- Updated electrical meters and copper plumbing
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
$104,862
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
5.99%
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%
$2,097,240
$2.1M
Cap Rate 7%
$1,498,029
$1.5M
Cap Rate 9%
$1,165,133
$1.2M
Market Conditions
NOI Build-Up for 4,838 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
$159.7K $33.00/SF
− Vacancy
−$9.9K −$2.04/SF
EGI
$149.8K $30.96/SF
− OpEx
−$44.9K −$9.29/SF
NOI
$104.9K $21.67/SF
Area
Glendale, CA
Vacancy
6.17%
Lease Rate
$33.00 /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%
$2,097,240
Cap Rate 7%
$1,498,029
Cap Rate 9%
$1,165,133
Alternative Uses
Best Use
Multifamily LT 5
$1.50M
$1.31M – $1.75M
NOI $104,862 @ 7.0% cap · market cap 5.99%
Second Best
Apartment 5plus
$1.30M
$1.14M – $1.52M
NOI $91,059 @ 7.0% cap · market cap 5.20%
Theoretical Best
Specialty Retail
$2.91M
$2.55M – $3.39M
NOI $203,679 @ 7.0% cap · market cap 11.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,859
Businesses Nearby
Explore this area
Business Placement
Demographics for 91206, CA
33,252
Population
13,767
Households
2.4
Avg Household Size
43
Median Age
47%
College-Educated
90%
High-School Grad
5.8 sq mi
ZIP Area
5,733
Density / Sq Mi
$86,684
Median Household Income
$52,517
Median Earnings
$2,159
Median Rent
$1,094,100
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 - Four-unit Spanish-style apartment building in Glendale, California.
Where is this quadplex located?
The property is located at 630 Naranja Dr Glendale, CA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Prime Glendale, CA location with strong rental demand; Four large 2‑bedroom, 1‑bathroom units; Updated electrical meters and copper plumbing
