Four-Unit Apartment
For Sale
$1,450,000
1256 N Placentia, Anaheim, CA 92806
Well-maintained quadplex with one 2-bedroom and three 1-bedroom units, including a vacant unit for flexible ownership plans.
Property Size2,981 SF
Days on Market52
Property Features for 1256 N Placentia
General Information
Standard status
Active
Size
2,981 SF
Property subtype
Investment
Additional Details
Highway Access
Yes
Multifamily Units
4
Building Details
Building Size
2,981 SF
Year Built
1961
Units
4
Tenancy
Multi
Listing Agency:
Paul Kott Realtors, Inc.
(714) 772-7000
Listed By:
Kevin Kott · License #02089647
Source:
Elliman
Added: Jun 22
Changed: Aug 8
Last Checked: Aug 11 at 7:16AM
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 Paul Kott Realtors, Inc.
Investment Insights
Based on property information with market context.
This well-maintained four-unit apartment property offers a practical unit mix of one 2-bedroom, 1-bath unit and three 1-bedroom, 1-bath units. The 2-bedroom unit will be delivered vacant, creating flexibility for an owner-occupant or an investor planning to re-lease that unit. The remaining units are part of the established income-producing configuration.
The property is located at 1256 N. Placentia Avenue in Anaheim, with convenient proximity to Disneyland Resort, Angel Stadium, Honda Center, and California State University, Fullerton. Access to major commuter routes is noted through the nearby 91, 57, and 5 Freeways. Walkability is described as very walkable, with some transit availability.
For tenants and buyers, the layout supports a mix of household needs, from larger two-bedroom living to smaller one-bedroom options. For an investor, the vacant 2-bedroom unit can simplify near-term leasing planning, while the overall four-unit structure offers a manageable scale for ongoing property operations.
The property is located at 1256 N. Placentia Avenue in Anaheim, with convenient proximity to Disneyland Resort, Angel Stadium, Honda Center, and California State University, Fullerton. Access to major commuter routes is noted through the nearby 91, 57, and 5 Freeways. Walkability is described as very walkable, with some transit availability.
For tenants and buyers, the layout supports a mix of household needs, from larger two-bedroom living to smaller one-bedroom options. For an investor, the vacant 2-bedroom unit can simplify near-term leasing planning, while the overall four-unit structure offers a manageable scale for ongoing property operations.
Key Highlights
- Well‑maintained four‑unit apartment property built in 1961
- Unit mix: one 2‑bedroom, 1‑bath unit and three 1‑bedroom, 1‑bath units
- 2‑bedroom unit will be delivered vacant for immediate rental flexibility
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
$51,414
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
3.55%
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%
$1,028,280
$1.0M
Cap Rate 7%
$734,486
$734.5K
Cap Rate 9%
$571,267
$571.3K
Market Conditions
NOI Build-Up for 2,981 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
$76.9K $25.80/SF
− Vacancy
−$3.5K −$1.16/SF
EGI
$73.4K $24.64/SF
− OpEx
−$22.0K −$7.39/SF
NOI
$51.4K $17.25/SF
Area
ZIP 92806
Vacancy
4.50%
Lease Rate
$25.80 /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%
$1,028,280
Cap Rate 7%
$734,486
Cap Rate 9%
$571,267
Alternative Uses
Best Use
Multifamily LT 5
$734.5K
$642.7K – $856.9K
NOI $51,414 @ 7.0% cap · market cap 3.55%
Second Best
Apartment 5plus
$682.7K
$597.3K – $796.4K
NOI $47,786 @ 7.0% cap · market cap 3.30%
Theoretical Best
Office A
$955.4K
$836.0K – $1.11M
NOI $66,879 @ 7.0% cap · market cap 4.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
945
Businesses Nearby
Explore this area
Business Placement
Demographics for 92806, CA
40,649
Population
13,144
Households
3.1
Avg Household Size
35
Median Age
26%
College-Educated
79%
High-School Grad
7.7 sq mi
ZIP Area
5,279
Density / Sq Mi
$95,112
Median Household Income
$44,212
Median Earnings
$2,234
Median Rent
$791,200
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 quadplex with one 2-bedroom and three 1-bedroom units, including a vacant unit for flexible ownership plans.
Where is this quadplex located?
The property is located at 1256 N Placentia Anaheim, CA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Well‑maintained four‑unit apartment property built in 1961; Unit mix: one 2‑bedroom, 1‑bath unit and three 1‑bedroom, 1‑bath units; 2‑bedroom unit will be delivered vacant for immediate rental flexibility
