Four-Unit Quadplex Income
For Sale
$1,625,000
12413 Breezewood Drive, Whittier, CA 90604
Well-maintained four-unit quadplex in Whittier with a newer roof, coin laundry, and five garage parking spaces.
Property Size4,706 SF
Days on Market43
Property Features for 12413 Breezewood Drive
General Information
Standard status
Active
Size
4,706 SF
Total Parking Spaces
5
Property subtype
Quadruplex
Occupancy
100%
Additional Details
Business Included
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$7,594
Building Details
Building Size
4,706 SF
Year Built
1963
Tenancy
Multi
Listing Agency:
Kevin Calbert, Broker
(805) 227-6438
Listed By:
Kevin Calbert · License #01453918
Source:
Archetyperealty
Added: Jul 18
Changed: Aug 25
Last Checked: Aug 28 at 5:33PM
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 Kevin Calbert, Broker
Investment Insights
Based on property information with market context.
This beautifully maintained four-unit quadplex offers four occupied units with long-term tenants in place. The property has been cared for by the same owner for many years and includes a newer roof and fresh paint throughout. Additional conveniences include a coin-operated laundry facility and a whole-property water softener system.
The quadplex provides five garage parking spaces, adding covered parking for residents. Current rents are described as sitting under market value, creating potential for income improvement while maintaining established tenancy.
With eight residential units-by-building count set at four separate units within the quadplex configuration, this property presents a straightforward residential income option with on-site laundry and dedicated garage parking.
The quadplex provides five garage parking spaces, adding covered parking for residents. Current rents are described as sitting under market value, creating potential for income improvement while maintaining established tenancy.
With eight residential units-by-building count set at four separate units within the quadplex configuration, this property presents a straightforward residential income option with on-site laundry and dedicated garage parking.
Key Highlights
- Four‑unit quadplex in Whittier built in 1963
- Newer roof plus fresh paint throughout
- All four units are tenant‑occupied by long‑term tenants
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
$82,184
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
5.06%
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%
$1,643,680
$1.6M
Cap Rate 7%
$1,174,057
$1.2M
Cap Rate 9%
$913,156
$913.2K
Market Conditions
NOI Build-Up for 4,706 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
$127.1K $27.00/SF
− Vacancy
−$9.7K −$2.05/SF
EGI
$117.4K $24.95/SF
− OpEx
−$35.2K −$7.48/SF
NOI
$82.2K $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%
$1,643,680
Cap Rate 7%
$1,174,057
Cap Rate 9%
$913,156
Alternative Uses
Best Use
Multifamily LT 5
$1.17M
$1.03M – $1.37M
NOI $82,184 @ 7.0% cap · market cap 5.06%
Second Best
Apartment 5plus
$1.08M
$946.5K – $1.26M
NOI $75,723 @ 7.0% cap · market cap 4.66%
Theoretical Best
Office A
$2.52M
$2.20M – $2.94M
NOI $176,370 @ 7.0% cap · market cap 10.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
495
Businesses Nearby
Explore this area
Business Placement
Demographics for 90604, CA
40,110
Population
12,103
Households
3.3
Avg Household Size
37
Median Age
23%
College-Educated
87%
High-School Grad
4.2 sq mi
ZIP Area
9,550
Density / Sq Mi
$101,104
Median Household Income
$47,359
Median Earnings
$1,809
Median Rent
$684,400
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 - Well-maintained four-unit quadplex in Whittier with a newer roof, coin laundry, and five garage parking spaces.
Where is this quadplex located?
The property is located at 12413 Breezewood Drive Whittier, CA.
What is the asking price?
The asking price for this property is $1,625,000.
What are key features of this property?
This property features: Four‑unit quadplex in Whittier built in 1963; Newer roof plus fresh paint throughout; All four units are tenant‑occupied by long‑term tenants
