16-Unit Apartment
For Sale
$5,495,000
1517 Acacia, Alhambra, CA 91801
Multifamily property with varied unit layouts and individually metered gas and electric service.
Property Size13,777 SF
Price / SF$398.85
Days on Market14
Property Features for 1517 Acacia
General Information
Standard status
Active
Size
13,777 SF
Property subtype
Residential Income
Financials
Cap Rate
5.4%
Gross Rent Multiplier
12.4
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
6 x 2BR/1.5BA, 5 x 2BR/1BA, 1 x 2BR/2BA, 4 x 1BR/1BA
Multifamily Units
16
Building Details
Year Built
1974
Listing Agency:
Keller Williams Realty
(626) 204-3300
Listed By:
Christian Mkpado
(626) 204-3300
Source:
Exprealty
Added: Aug 10
Changed: Aug 21
Last Checked: Aug 22 at 1:52PM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This 16-unit apartment property contains approximately 13,777 SF of improvements constructed in 1974. The unit mix includes six townhouse-style two-bedroom, 1.5-bath residences; five two-bedroom, one-bath units; one two-bedroom, two-bath unit; and four one-bedroom, one-bath units. Two of the two-bedroom, one-bath units are newly constructed 2026 ADUs. Gas and electricity are individually metered for each unit.
The property is located at 1517 Acacia in Alhambra, near the Main Street retail and restaurant corridor. The surrounding context includes award-winning schools, Cal State LA, Downtown Los Angeles, and access to the I-10 and I-710 freeways. Current in-place rents across the existing units average approximately 10% below market, while the two ADUs are achieving full market rent. The current cap rate is approximately 5.4% with a 12.4 GRM; at market rents, the figures are approximately 6.3% and 11.1 GRM.
The property is located at 1517 Acacia in Alhambra, near the Main Street retail and restaurant corridor. The surrounding context includes award-winning schools, Cal State LA, Downtown Los Angeles, and access to the I-10 and I-710 freeways. Current in-place rents across the existing units average approximately 10% below market, while the two ADUs are achieving full market rent. The current cap rate is approximately 5.4% with a 12.4 GRM; at market rents, the figures are approximately 6.3% and 11.1 GRM.
Key Highlights
- 16‑unit apartment property with approximately 13,777 SF of improvements
- Unit mix includes six townhouse‑style 2‑bed/1.5‑bath units and four 1‑bed/1‑bath units
- Two newly constructed 2026 ADUs are included
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
$221,683
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
4.03%
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%
$4,433,660
$4.4M
Cap Rate 7%
$3,166,900
$3.2M
Cap Rate 9%
$2,463,144
$2.5M
Market Conditions
NOI Build-Up for 13,777 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
$438.1K $31.80/SF
− Vacancy
−$35.0K −$2.54/SF
EGI
$403.1K $29.26/SF
− OpEx
−$181.4K −$13.17/SF
NOI
$221.7K $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%
$4,433,660
Cap Rate 7%
$3,166,900
Cap Rate 9%
$2,463,144
Alternative Uses
Best Use
Apartment 5plus
$3.17M
$2.77M – $3.69M
NOI $221,683 @ 7.0% cap · market cap 4.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.38M
$6.45M – $8.61M
NOI $516,331 @ 7.0% cap · market cap 9.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,729
Businesses Nearby
Explore this area
Business Placement
Demographics for 91801, CA
53,669
Population
21,702
Households
2.5
Avg Household Size
41
Median Age
41%
College-Educated
85%
High-School Grad
4.3 sq mi
ZIP Area
12,481
Density / Sq Mi
$85,549
Median Household Income
$47,855
Median Earnings
$1,879
Median Rent
$797,000
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Multifamily property with varied unit layouts and individually metered gas and electric service.
Where is this apartment building located?
The property is located at 1517 Acacia Alhambra, CA.
What is the asking price?
The asking price for this property is $5,495,000.
What are key features of this property?
This property features: 16‑unit apartment property with approximately 13,777 SF of improvements; Unit mix includes six townhouse‑style 2‑bed/1.5‑bath units and four 1‑bed/1‑bath units; Two newly constructed 2026 ADUs are included
