Anaheim Multifamily Investment
For Sale
Contact for pricing
161-175 W Guinida Ln, Anaheim, CA 92805
Value-add 12-unit multifamily property in Anaheim, CA.
Property Size9,501 SF
Price / SF$463.11
Days on Market107
Property Features for 161-175 W Guinida Ln
General Information
Standard status
Active
Size
9,501 SF
Total Parking Spaces
20
Property subtype
Multifamily
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$148,335
Building Details
Year Built
1960
Buildings
3
Stories
1
Units
12
Tenancy
Multi
Listing Agency:
Kirklen Investment Group
Listed By:
Jason Kirklen · License #CA 01939655
Source:
Crexi
Added: May 19
Changed: Aug 24
Last Checked: Sep 1 at 1:15AM
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 Kirklen Investment Group
Investment Insights
Based on property information with market context.
This is a 12-unit multifamily investment property at 161-175 W Guinida Lane in Anaheim, CA. The property consists of three separately parceled 4-unit buildings. The unit mix features two-bedroom/one-bathroom floor plans of approximately 792 sq ft. The property includes (12) garage parking spaces, (8) surface parking spaces, and spacious private patios. On-site laundry facilities are available, with 100-gallon water tanks in 161 and 175 W Guinida Lane. 167 W Guinida Lane is equipped with washer and dryer hook ups and a 50-gallon water tank, but is currently being operated as a utility room, which can be easily converted back to a functioning laundry facility. The property is located near Disneyland, Downtown Anaheim, and the Platinum Triangle, as well as educational institutions such as Anaheim High School and Paul Revere Elementary School. Upgrades include new asphalt paving in front of garages and assigned parking spaces in 2021 ($9,000), fully renovating a unit in 2026 at 167 W Guinida Lane ($30,000) fully replacing all three roofs on each building in 2022 ($77,000), and upgrading bathrooms and kitchens in additional units over the past 2 years totaling $25,000.
Key Highlights
- Value‑add opportunity: 12 units across three separately parceled buildings.
- Attractive 30‑year fixed residential financing available due to separate parcels.
- Desirable unit mix: All units are two‑bedroom/one‑bathroom floor plans (approx. 792 sq ft).
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
$148,144
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
3.37%
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%
$2,962,880
$3.0M
Cap Rate 7%
$2,116,343
$2.1M
Cap Rate 9%
$1,646,044
$1.6M
Market Conditions
NOI Build-Up for 9,501 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
$285.0K $30.00/SF
− Vacancy
−$15.7K −$1.65/SF
EGI
$269.4K $28.35/SF
− OpEx
−$121.2K −$12.76/SF
NOI
$148.1K $15.59/SF
Area
ZIP 92805
Vacancy
5.50%
Lease Rate
$30.00 /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%
$2,962,880
Cap Rate 7%
$2,116,343
Cap Rate 9%
$1,646,044
Alternative Uses
Best Use
Apartment 5plus
$2.12M
$1.85M – $2.47M
NOI $148,144 @ 7.0% cap · market cap 3.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.90M
$2.54M – $3.39M
NOI $203,124 @ 7.0% cap · market cap 4.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,806
Businesses Nearby
Explore this area
Business Placement
Demographics for 92805, CA
74,633
Population
23,195
Households
3.2
Avg Household Size
33
Median Age
26%
College-Educated
71%
High-School Grad
6.2 sq mi
ZIP Area
12,038
Density / Sq Mi
$85,623
Median Household Income
$38,180
Median Earnings
$2,045
Median Rent
$667,400
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 - Value-add 12-unit multifamily property in Anaheim, CA.
Where is this apartment building located?
The property is located at 161-175 W Guinida Ln Anaheim, CA.
What is the asking price?
The asking price for this property is $4,400,000.
What are key features of this property?
This property features: Value‑add opportunity: 12 units across three separately parceled buildings.; Attractive 30‑year fixed residential financing available due to separate parcels.; Desirable unit mix: All units are two‑bedroom/one‑bathroom floor plans (approx. 792 sq ft).
