Four-Unit Residential Income
For Sale
Contact for pricing
Pending
1456 Stanley Ave, Glendale, CA 91206
Four separately metered units with independent HVAC and hot water, plus four closed garages and parking room on-site.
Property Size2,432 SF
Days on Market74
Property Features for 1456 Stanley Ave
General Information
Standard status
Pending
Size
2,432 SF
Total Parking Spaces
4
Property subtype
Multifamily
Zoning
R2250
Occupancy
100%
Investment Type
Value Add
Additional Details
Highway Access
Yes
Multifamily Units
4
Building Details
Buildings
1
Units
4
Tenancy
Multi
Listing Agency:
Stevenson Real Estate Services
(626) 826-2431
Listed By:
Randy Stevenson · License #CA 91202
Source:
Crexi
Added: Jun 18
Changed: Aug 8
Last Checked: Jul 24 at 6:15PM
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 Stevenson Real Estate Services
Investment Insights
Based on property information with market context.
This four-unit residential income property consists of four 1-bedroom, 1-bath units. One unit has been recently upgraded with approximately $25,000 in improvements. The property includes four closed garages and room for additional parking on-site. Systems and infrastructure include copper re-piping, double-pane windows, and separate hot water heaters for each unit. Each unit also has its own window or through-the-wall air conditioning and a wall furnace.
The property is separately metered for electricity and gas. Electrical subpanels and wiring were replaced in 2025. A section of the sewer line at the street (formerly clay) has been replaced. The roof has been replaced within the past four years.
For investors or owner-users looking for a compact multifamily asset, the unit-level utilities and individual comfort systems can support tenant independence. With existing garage capacity, the property also offers practical on-site parking. There is also stated possibility for a buyer to add ADUs, with the buyer to verify feasibility and permitting.
The property is separately metered for electricity and gas. Electrical subpanels and wiring were replaced in 2025. A section of the sewer line at the street (formerly clay) has been replaced. The roof has been replaced within the past four years.
For investors or owner-users looking for a compact multifamily asset, the unit-level utilities and individual comfort systems can support tenant independence. With existing garage capacity, the property also offers practical on-site parking. There is also stated possibility for a buyer to add ADUs, with the buyer to verify feasibility and permitting.
Key Highlights
- Four 1‑bed/1‑bath units, each separately metered for electricity and gas
- Recent upgrades include ~$25,000 improvements to one unit and replumbed with copper
- Electrical subpanels and wiring replaced in 2025; sewer line section at the street (formerly clay) replaced
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
$52,713
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
4.22%
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%
$1,054,260
$1.1M
Cap Rate 7%
$753,043
$753.0K
Cap Rate 9%
$585,700
$585.7K
Market Conditions
NOI Build-Up for 2,432 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
$80.3K $33.00/SF
− Vacancy
−$5.0K −$2.04/SF
EGI
$75.3K $30.96/SF
− OpEx
−$22.6K −$9.29/SF
NOI
$52.7K $21.67/SF
Area
Glendale, CA
Vacancy
6.17%
Lease Rate
$33.00 /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%
$1,054,260
Cap Rate 7%
$753,043
Cap Rate 9%
$585,700
Alternative Uses
Best Use
Multifamily LT 5
$753.0K
$658.9K – $878.6K
NOI $52,713 @ 7.0% cap · market cap 4.22%
Second Best
Apartment 5plus
$653.9K
$572.2K – $762.9K
NOI $45,774 @ 7.0% cap · market cap 3.66%
Theoretical Best
Specialty Retail
$1.46M
$1.28M – $1.71M
NOI $102,387 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,450
Businesses Nearby
Explore this area
Business Placement
Demographics for 91206, CA
33,252
Population
13,767
Households
2.4
Avg Household Size
43
Median Age
47%
College-Educated
90%
High-School Grad
5.8 sq mi
ZIP Area
5,733
Density / Sq Mi
$86,684
Median Household Income
$52,517
Median Earnings
$2,159
Median Rent
$1,094,100
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 separately metered units with independent HVAC and hot water, plus four closed garages and parking room on-site.
Where is this quadplex located?
The property is located at 1456 Stanley Ave Glendale, CA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Four 1‑bed/1‑bath units, each separately metered for electricity and gas; Recent upgrades include ~$25,000 improvements to one unit and replumbed with copper; Electrical subpanels and wiring replaced in 2025; sewer line section at the street (formerly clay) replaced
