Four-Unit Quadplex with
New
For Sale
$2,479,900
16692 Dolores, Huntington Beach, CA 92649
Huntington Beach, CA
Property Size4,761 SF
Lot Size0.19 Acres
Price / SF$520.88
Days on Market5
Property Features for 16692 Dolores
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
R-4
Bedrooms
9
Bathrooms
12
Full bathrooms
12
Rooms
Bedroom 5, Bedroom 3, Bedroom 1, Bedroom 6, Bedroom 2, Kitchen, Bathroom 10, Bathroom 7, Bathroom 8, Bathroom 5, Bedroom 7, Bedroom 8, Bedroom 4, Bedroom 9, Bathroom 2, Bathroom 11, Bathroom 4, Bathroom 6, Bathroom 9, Bathroom 12, Bathroom 3, Bathroom 1, Laundry Room
Parking
9
Parking features
Garage, Driveway, Off Street, Open, Assigned
Interior features
Ceiling Fan(s)
Appliances
Water Heater, Disposal, Built-In Range, Dishwasher
Subdivision
Huntington West (HWST)
Lot features
6-10 Units/ Acre
Directions
Warner to Sims, turn right to Pearce, turn left, turn right on Dolores, located right side of street
Standard status
Active
APN
17818204
Lot size
0.19 Acres
Taxes and HOA fees
Tax Year
2026
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas, Central
Water source
Public
Amenities
separate laundry areas upstairs
Building Details
Year built
1973
Floors in Building
2
Number of units
4
Roof type
Composition
Architectural style
Contemporary
Listing Agency:
Regency Real Estate Brokers
(949) 707-4400
Listed By:
Dod Bateman · License #00687176
(949) 422-2662
Added: Sep 27
Changed: Oct 1
Last Checked: Oct 1 at 4:06PM
MLS# OC26210816
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This four-unit residential property was built in 1973 and occupies a 0.19-acre lot. Three residences have two bedrooms and 2.5 bathrooms each; the fourth has three bedrooms and 2.5 bathrooms. Each unit includes an attached two-car garage and a separate upstairs laundry area. Private outdoor space includes yards and fenced patios. The property is zoned R-4.
Shopping and restaurants are within walking distance, and the beach and harbor are accessible by bicycle. The property is described as set apart from busy streets in a quiet neighborhood. Nearby recreation includes kayaking.
Shopping and restaurants are within walking distance, and the beach and harbor are accessible by bicycle. The property is described as set apart from busy streets in a quiet neighborhood. Nearby recreation includes kayaking.
Key Highlights
- Four residential units on a 0.19‑acre lot
- Three two‑bedroom, 2.5‑bath units and one three‑bedroom, 2.5‑bath unit
- Attached two‑car garage and separate upstairs laundry area in each residence
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
$111,266
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
4.49%
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%
$2,225,320
$2.2M
Cap Rate 7%
$1,589,514
$1.6M
Cap Rate 9%
$1,236,289
$1.2M
Market Conditions
NOI Build-Up for 4,761 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
$162.8K $34.20/SF
− Vacancy
−$3.9K −$0.81/SF
EGI
$159.0K $33.39/SF
− OpEx
−$47.7K −$10.02/SF
NOI
$111.3K $23.37/SF
Area
Huntington Beach, CA
Vacancy
2.38%
Lease Rate
$34.20 /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%
$2,225,320
Cap Rate 7%
$1,589,514
Cap Rate 9%
$1,236,289
Alternative Uses
Best Use
Multifamily LT 5
$1.59M
$1.39M – $1.85M
NOI $111,266 @ 7.0% cap · market cap 4.49%
Second Best
Apartment 5plus
$1.47M
$1.28M – $1.71M
NOI $102,634 @ 7.0% cap · market cap 4.14%
Theoretical Best
Specialty Retail
$1.65M
$1.44M – $1.92M
NOI $115,178 @ 7.0% cap · market cap 4.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,233
Businesses Nearby
Explore this area
Business Placement
Demographics for 92649, CA
34,082
Population
15,178
Households
2.2
Avg Household Size
47
Median Age
51%
College-Educated
96%
High-School Grad
5.6 sq mi
ZIP Area
6,086
Density / Sq Mi
$121,604
Median Household Income
$59,242
Median Earnings
$2,554
Median Rent
$1,070,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Quadplex - The residences pair private attached garages with separate upstairs laundry areas.
Where is this quadplex located?
The property is located at 16692 Dolores Huntington Beach, CA.
What is the asking price?
The asking price for this property is $2,479,900.
What are key features of this property?
This property features: Four residential units on a 0.19‑acre lot; Three two‑bedroom, 2.5‑bath units and one three‑bedroom, 2.5‑bath unit; Attached two‑car garage and separate upstairs laundry area in each residence
