Four-Unit Residential Income
For Sale
$1,600,000
12422 Clearglen Avenue, Whittier, CA 90604
Four well-maintained units each feature 2 bedrooms, 1.5 baths, an attached one-car garage, and a private patio.
Property Size4,402 SF
Lot Size0.19 Acres
Price / SF$363.47
Days on Market165
Property Features for 12422 Clearglen Avenue
General Information
Standard status
Active
Size
4,402 SF
Lot size
0.19 Acres
Property subtype
Quadruplex
Additional Details
Multifamily Units
4
Building Details
Building Size
4,402 SF
Year Built
1963
Tenancy
Multi
Listing Agency:
JohnHart Corp
Listed By:
Sofia Martinez · License #02045605
Source:
Archetyperealty
Added: Mar 26
Changed: Aug 23
Last Checked: Sep 5 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 JohnHart Corp
Investment Insights
Based on property information with market context.
Located in Whittier, this well-maintained four-unit residential income property includes four spacious units, each with 2 bedrooms and 1.5 bathrooms. The units offer functional layouts, along with an attached one-car garage with direct access and a private patio for indoor-outdoor living.
The property is situated on a lot of approximately 8,330 square feet with an estimated total building size of approximately 4,402 square feet. The location is described as convenient to shopping centers, dining, and a local park within an established residential neighborhood.
For buyers seeking a four-plex configuration with consistent unit amenities, this property provides a straightforward, uniform unit mix across all four residences.
The property is situated on a lot of approximately 8,330 square feet with an estimated total building size of approximately 4,402 square feet. The location is described as convenient to shopping centers, dining, and a local park within an established residential neighborhood.
For buyers seeking a four-plex configuration with consistent unit amenities, this property provides a straightforward, uniform unit mix across all four residences.
Key Highlights
- Four‑unit multifamily at 12422 Clearglen Avenue in Whittier
- Each unit offers 2 bedrooms and 1.5 bathrooms with a functional layout
- Attached one‑car garage with direct access for every unit
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
$76,875
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
4.80%
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%
$1,537,500
$1.5M
Cap Rate 7%
$1,098,214
$1.1M
Cap Rate 9%
$854,167
$854.2K
Market Conditions
NOI Build-Up for 4,402 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
$118.9K $27.00/SF
− Vacancy
−$9.0K −$2.05/SF
EGI
$109.8K $24.95/SF
− OpEx
−$32.9K −$7.48/SF
NOI
$76.9K $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%
$1,537,500
Cap Rate 7%
$1,098,214
Cap Rate 9%
$854,167
Alternative Uses
Best Use
Multifamily LT 5
$1.10M
$960.9K – $1.28M
NOI $76,875 @ 7.0% cap · market cap 4.80%
Second Best
Apartment 5plus
$1.01M
$885.4K – $1.18M
NOI $70,832 @ 7.0% cap · market cap 4.43%
Theoretical Best
Office A
$2.36M
$2.06M – $2.75M
NOI $164,977 @ 7.0% cap · market cap 10.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
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 - Four well-maintained units each feature 2 bedrooms, 1.5 baths, an attached one-car garage, and a private patio.
Where is this quadplex located?
The property is located at 12422 Clearglen Avenue Whittier, CA.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Four‑unit multifamily at 12422 Clearglen Avenue in Whittier; Each unit offers 2 bedrooms and 1.5 bathrooms with a functional layout; Attached one‑car garage with direct access for every unit
