Alhambra 5-Unit Investment
For Sale
$1,799,000
1342 Edgewood, Alhambra, CA 91803
Prime Alhambra 5-unit property near Cal State LA.
Property Size4,422 SF
Lot Size0.15 Acres
Price / SF$406.83
Days on Market312
Property Features for 1342 Edgewood
General Information
Standard status
Active
Size
4,422 SF
Lot size
0.15 Acres
Property subtype
Apartment
Building Details
Building Size
4,422 SF
Year Built
1979
Listing Agency:
Mystic Canyon Real Estate
Listed By:
Stacy Dover · License #01768476
Source:
Archetyperealty
Added: Oct 25, 2025
Changed: Aug 23
Last Checked: Aug 30 at 9:21PM
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 Mystic Canyon Real Estate
Investment Insights
Based on property information with market context.
This 5-unit income property is located north of the 10 freeway in Alhambra. The property contains 4,422 sq. ft. of total living space on a 6,615 sq. ft. lot. The unit mix consists of four 2-bed/2-bath units and one 1-bed/1-bath unit, totaling 9 bedrooms and 9 bathrooms. Each unit includes on-site parking. An on-site laundry room with owner-operated machines provides additional income potential and tenant convenience. The complex is conveniently close to Cal State LA, local schools, shopping, dining, and major employment hubs in Downtown Alhambra, Pasadena, and Downtown Los Angeles. This Alhambra property presents an opportunity to acquire a turnkey asset.
Key Highlights
- Prime 5‑unit investment property in a desirable Alhambra location north of the 10 freeway.
- High rental demand due to proximity to Cal State LA, schools, shopping, dining, and employment hubs.
- Features four 2‑bed/2‑bath units and one 1‑bed/1‑bath 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
$71,154
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
3.96%
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%
$1,423,080
$1.4M
Cap Rate 7%
$1,016,486
$1.0M
Cap Rate 9%
$790,600
$790.6K
Market Conditions
NOI Build-Up for 4,422 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
$140.6K $31.80/SF
− Vacancy
−$11.2K −$2.54/SF
EGI
$129.4K $29.26/SF
− OpEx
−$58.2K −$13.17/SF
NOI
$71.2K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
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%
$1,423,080
Cap Rate 7%
$1,016,486
Cap Rate 9%
$790,600
Alternative Uses
Best Use
Apartment 5plus
$1.02M
$889.4K – $1.19M
NOI $71,154 @ 7.0% cap · market cap 3.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.37M
$2.07M – $2.76M
NOI $165,727 @ 7.0% cap · market cap 9.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,277
Businesses Nearby
Explore this area
Business Placement
Demographics for 91803, CA
29,374
Population
10,439
Households
2.8
Avg Household Size
42
Median Age
37%
College-Educated
80%
High-School Grad
3.3 sq mi
ZIP Area
8,901
Density / Sq Mi
$84,537
Median Household Income
$47,579
Median Earnings
$1,790
Median Rent
$831,800
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 - Prime Alhambra 5-unit property near Cal State LA.
Where is this apartment building located?
The property is located at 1342 Edgewood Alhambra, CA.
What is the asking price?
The asking price for this property is $1,799,000.
What are key features of this property?
This property features: Prime 5‑unit investment property in a desirable Alhambra location north of the 10 freeway.; High rental demand due to proximity to Cal State LA, schools, shopping, dining, and employment hubs.; Features four 2‑bed/2‑bath units and one 1‑bed/1‑bath unit.
