Downtown Quadplex
For Sale
$1,106,000
43731 8th St E, Lancaster, CA 93535
Well-maintained four-unit quadplex with private two-car garages, separate meters, and in-unit laundry hookups.
Property Size4,468 SF
Price / SF$247.54
Days on Market26
Property Features for 43731 8th St E
General Information
Standard status
Active
Size
4,468 SF
Property subtype
Investment
Additional Details
Cap Rate
6%
Multifamily Units
4
Building Details
Building Size
4,468 SF
Year Built
1987
Stories
2
Units
4
Listing Agency:
Real Broker
(818) 929-1158
Listed By:
Sergei Hovsepyan · License #01992656
Source:
Elliman
Added: Jul 19
Changed: Aug 7
Last Checked: Aug 12 at 6:18AM
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 Real Broker
Investment Insights
Based on property information with market context.
This well-maintained quadplex contains four separate units with thoughtfully designed floor plans. The property totals approximately 4,468 square feet of living space and is configured with 9 bedrooms and 4.5 bathrooms across the four units. Each unit includes its own private two-car garage, separate gas and electric meters, and individual laundry hookups, supporting tenant convenience and straightforward operational separation between units.
The property is tenant occupied. It is described as being in downtown Lancaster with proximity to schools, shopping, restaurants, supermarkets, gas stations, and easy access to nearby freeways.
The building’s separate utilities and private garage assignments are key practical features of the current setup, and the property is being offered as an income-producing multi-unit asset.
The property is tenant occupied. It is described as being in downtown Lancaster with proximity to schools, shopping, restaurants, supermarkets, gas stations, and easy access to nearby freeways.
The building’s separate utilities and private garage assignments are key practical features of the current setup, and the property is being offered as an income-producing multi-unit asset.
Key Highlights
- 1987‑built, well‑maintained four‑unit (quadplex) in Downtown Lancaster.
- Approximately 4,468 SF total living space with 9 bedrooms and 4.5 bathrooms across four separate units.
- Each unit includes a private two‑car garage and individual laundry hookups.
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
$74,701
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
6.75%
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%
$1,494,020
$1.5M
Cap Rate 7%
$1,067,157
$1.1M
Cap Rate 9%
$830,011
$830.0K
Market Conditions
NOI Build-Up for 4,468 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
$112.6K $25.20/SF
− Vacancy
−$5.9K −$1.32/SF
EGI
$106.7K $23.88/SF
− OpEx
−$32.0K −$7.17/SF
NOI
$74.7K $16.72/SF
Area
Lancaster, CA
Vacancy
5.22%
Lease Rate
$25.20 /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%
$1,494,020
Cap Rate 7%
$1,067,157
Cap Rate 9%
$830,011
Alternative Uses
Best Use
Multifamily LT 5
$1.07M
$933.8K – $1.25M
NOI $74,701 @ 7.0% cap · market cap 6.75%
Second Best
Apartment 5plus
$955.4K
$836.0K – $1.11M
NOI $66,881 @ 7.0% cap · market cap 6.05%
Theoretical Best
Office A
$1.40M
$1.23M – $1.64M
NOI $98,242 @ 7.0% cap · market cap 8.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
393
Businesses Nearby
Explore this area
Business Placement
Demographics for 93535, CA
82,149
Population
23,917
Households
3.4
Avg Household Size
31
Median Age
14%
College-Educated
78%
High-School Grad
239.0 sq mi
ZIP Area
344
Density / Sq Mi
$65,989
Median Household Income
$41,834
Median Earnings
$1,650
Median Rent
$336,200
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 four-unit quadplex with private two-car garages, separate meters, and in-unit laundry hookups.
Where is this quadplex located?
The property is located at 43731 8th St E Lancaster, CA.
What is the asking price?
The asking price for this property is $1,106,000.
What are key features of this property?
This property features: 1987‑built, well‑maintained four‑unit (quadplex) in Downtown Lancaster.; Approximately 4,468 SF total living space with 9 bedrooms and 4.5 bathrooms across four separate units.; Each unit includes a private two‑car garage and individual laundry hookups.
