Garden-Style Apartment
For Sale
Contact for pricing
Pending
1300 W Valencia, Fullerton, CA 92833
Valencia Apartments is a 6-unit, separately metered garden-style building with enclosed garages and a common laundry room.
Property Size3,652 SF
Days on Market108
Property Features for 1300 W Valencia
General Information
Standard status
Pending
Size
3,652 SF
Total Parking Spaces
6
Property subtype
Multifamily
Zoning
Assessor
Additional Details
Highway Access
Yes
Multifamily Units
6
Building Details
Buildings
1
Units
6
Listed By:
Jay Noyola · License #02412733
Source:
Crexi
Added: May 20
Changed: Aug 21
Last Checked: Aug 20 at 5:23PM
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 Jay Noyola
Investment Insights
Based on property information with market context.
Valencia Apartments is a garden-style multifamily property featuring a 3,652 SF building with six well-maintained units. Each unit is separately metered for gas and electric. The property also includes a common laundry room and enclosed garage spaces, with six enclosed garage spaces provided on site.
The offering is located near major transportation hubs and freeways, with close proximity to universities and colleges for convenient access to employment centers.
The building and unit configuration are designed to support independent utility billing, complemented by shared laundry facilities and enclosed parking.
The offering is located near major transportation hubs and freeways, with close proximity to universities and colleges for convenient access to employment centers.
The building and unit configuration are designed to support independent utility billing, complemented by shared laundry facilities and enclosed parking.
Key Highlights
- 3,652 SF garden‑style multifamily building with 6 well‑maintained units
- Units are separately metered for gas and electric
- RUBS in place for landlord operating expense support
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
$60,999
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
3.81%
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%
$1,219,980
$1.2M
Cap Rate 7%
$871,414
$871.4K
Cap Rate 9%
$677,767
$677.8K
Market Conditions
NOI Build-Up for 3,652 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
$116.1K $31.80/SF
− Vacancy
−$5.2K −$1.43/SF
EGI
$110.9K $30.37/SF
− OpEx
−$49.9K −$13.67/SF
NOI
$61.0K $16.70/SF
Area
Fullerton, CA
Vacancy
4.50%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,219,980
Cap Rate 7%
$871,414
Cap Rate 9%
$677,767
Alternative Uses
Best Use
Apartment 5plus
$871.4K
$762.5K – $1.02M
NOI $60,999 @ 7.0% cap · market cap 3.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.17M
$1.03M – $1.37M
NOI $82,204 @ 7.0% cap · market cap 5.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,202
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?
Apartment building - Valencia Apartments is a 6-unit, separately metered garden-style building with enclosed garages and a common laundry room.
Where is this apartment building located?
The property is located at 1300 W Valencia Fullerton, CA.
What is the asking price?
The asking price for this property is $1,599,000.
What are key features of this property?
This property features: 3,652 SF garden‑style multifamily building with 6 well‑maintained units; Units are separately metered for gas and electric; RUBS in place for landlord operating expense support
