Whittier Triplex with Value-Add
For Sale
$1,150,000
Pending
8346 Sargent Ave, Whittier, CA 90605
Triplex in Whittier with rental upside and development potential.
Property Size3,610 SF
Lot Size0.25 Acres
Days on Market155
Property Features for 8346 Sargent Ave
General Information
Standard status
Pending
Size
3,610 SF
Lot size
0.25 Acres
Property subtype
Investment
Building Details
Building Size
3,610 SF
Year Built
1954
Stories
1
Units
3
Listing Agency:
House of Seven Gables Real Estate Inc.
(562) 619-8560
Listed By:
Michele Jonietz · License #02202345
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 6:23AM
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 House of Seven Gables Real Estate Inc.
Investment Insights
Based on property information with market context.
This triplex, situated on a 10,832 sq ft lot in Whittier, presents an investment opportunity with potential for increased rental income. The property features three single-level units. Two front units each offer 2 bedrooms and 1 bathroom, with an approximate area of 924 sq ft. These units are currently occupied, with rents at $1,000 and $1,200 per month. The rear unit, vacant and the largest on the property, features 2 bedrooms and 1.5 bathrooms, with an approximate area of 1,762 sq ft, presenting an upgrade opportunity for maximizing rental income or for owner-occupancy. Each unit is equipped with laundry hookups, and tenants are responsible for their own gas and electricity expenses. The property includes two 2-car garages and one single-car garage with alley access, along with yard space featuring mature trees and landscaping. The WHR4 zoned lot and detached garage structures may offer additional value-add or future development opportunities. The property is located within the Ocean View Elementary and East Whittier Middle School districts, and is within walking distance to Whittier Blvd for shopping, dining, and public transit, with easy access to Uptown Whittier.
Key Highlights
- Value‑add opportunity with significant rental upside potential in a desirable Whittier neighborhood.
- Large 1,762 sq ft vacant unit ideal for renovation and maximizing rental income or owner‑occupancy.
- Large 10,832 sq ft lot (WHR4 zoned) with potential for future development (buyer to verify).
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
$63,044
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
5.48%
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%
$1,260,880
$1.3M
Cap Rate 7%
$900,629
$900.6K
Cap Rate 9%
$700,489
$700.5K
Market Conditions
NOI Build-Up for 3,610 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
$97.5K $27.00/SF
− Vacancy
−$7.4K −$2.05/SF
EGI
$90.1K $24.95/SF
− OpEx
−$27.0K −$7.48/SF
NOI
$63.0K $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%
$1,260,880
Cap Rate 7%
$900,629
Cap Rate 9%
$700,489
Alternative Uses
Best Use
Multifamily LT 5
$900.6K
$788.1K – $1.05M
NOI $63,044 @ 7.0% cap · market cap 5.48%
Second Best
Apartment 5plus
$829.8K
$726.1K – $968.1K
NOI $58,088 @ 7.0% cap · market cap 5.05%
Theoretical Best
Office A
$1.93M
$1.69M – $2.25M
NOI $135,295 @ 7.0% cap · market cap 11.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,281
Businesses Nearby
Explore this area
Business Placement
Demographics for 90605, CA
40,189
Population
11,377
Households
3.5
Avg Household Size
37
Median Age
23%
College-Educated
83%
High-School Grad
6.4 sq mi
ZIP Area
6,280
Density / Sq Mi
$100,825
Median Household Income
$46,502
Median Earnings
$1,861
Median Rent
$662,000
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?
Triplex - Triplex in Whittier with rental upside and development potential.
Where is this triplex located?
The property is located at 8346 Sargent Ave Whittier, CA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Value‑add opportunity with significant rental upside potential in a desirable Whittier neighborhood.; Large 1,762 sq ft vacant unit ideal for renovation and maximizing rental income or owner‑occupancy.; Large 10,832 sq ft lot (WHR4 zoned) with potential for future development (buyer to verify).
