Fullerton Fourplex with Private
For Sale
$1,499,900
4032 W Valencia Dr, Fullerton, CA 92833
Centrally located fourplex with garages, backyards, and in-unit laundry.
Property Size3,238 SF
Lot Size0.28 Acres
Days on Market98
Property Features for 4032 W Valencia Dr
General Information
Standard status
Active
Size
3,238 SF
Lot size
0.28 Acres
Property subtype
Investment
Building Details
Building Size
3,238 SF
Year Built
1954
Stories
1
Units
4
Listing Agency:
Smart Real Estate Solutions
(949) 697-4512
Listed By:
Ankita Thapliyal · License #01336870
Source:
Elliman
Added: May 15
Changed: Aug 14
Last Checked: Aug 19 at 12:04PM
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 Smart Real Estate Solutions
Investment Insights
Based on property information with market context.
This centrally located, single-story fourplex is situated in Fullerton. Constructed in 1954, the well-maintained investment property occupies a 12,201 sq. ft. lot. The unit mix includes one 3-bedroom, 1-bath unit and three 2-bedroom, 1-bath units. Each unit is equipped with dual-pane windows, washer/dryer hookups, a private backyard, a one-car garage, and an additional dedicated parking space. The property is located approximately half a mile from Valencia Park Elementary School and Buena Park High School, with convenient access to the 5 and 91 Freeways. Grocery stores, shopping centers, dining options, and Porto’s Bakery are also nearby. The property's location has a bike score of 41, indicating it is 'Somewhat Bikeable', a walk score of 37, indicating it is 'Car-Dependent', and a transit score of 41, indicating it has 'Some Transit'.
Key Highlights
- Excellent unit mix: one 3‑bedroom unit and three 2‑bedroom units.
- Each unit has its own washer/dryer hookups inside.
- Enjoy the outdoors with a private backyard for each 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
$58,585
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
3.91%
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%
$1,171,700
$1.2M
Cap Rate 7%
$836,929
$836.9K
Cap Rate 9%
$650,944
$650.9K
Market Conditions
NOI Build-Up for 3,238 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
$87.4K $27.00/SF
− Vacancy
−$3.7K −$1.15/SF
EGI
$83.7K $25.85/SF
− OpEx
−$25.1K −$7.75/SF
NOI
$58.6K $18.09/SF
Area
Fullerton, CA
Vacancy
4.27%
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%
$1,171,700
Cap Rate 7%
$836,929
Cap Rate 9%
$650,944
Alternative Uses
Best Use
Multifamily LT 5
$836.9K
$732.3K – $976.4K
NOI $58,585 @ 7.0% cap · market cap 3.91%
Second Best
Apartment 5plus
$772.6K
$676.1K – $901.4K
NOI $54,084 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$1.04M
$911.1K – $1.21M
NOI $72,885 @ 7.0% cap · market cap 4.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,095
Businesses Nearby
Explore this area
Business Placement
Demographics for 92833, CA
52,598
Population
17,042
Households
3.1
Avg Household Size
39
Median Age
43%
College-Educated
88%
High-School Grad
7.7 sq mi
ZIP Area
6,831
Density / Sq Mi
$113,296
Median Household Income
$51,502
Median Earnings
$2,155
Median Rent
$844,000
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?
Quadplex - Centrally located fourplex with garages, backyards, and in-unit laundry.
Where is this quadplex located?
The property is located at 4032 W Valencia Dr Fullerton, CA.
What is the asking price?
The asking price for this property is $1,499,900.
What are key features of this property?
This property features: Excellent unit mix: one 3‑bedroom unit and three 2‑bedroom units.; Each unit has its own washer/dryer hookups inside.; Enjoy the outdoors with a private backyard for each unit.
