Turnkey Income-Generating Fourplex
For Sale
$725,000
Pending
18117 Poinciana Road, Adelanto, CA 92301
Renovated four-unit property generating $5,560 monthly gross rental income.
Property Size3,576 SF
Days on Market187
Property Features for 18117 Poinciana Road
General Information
Standard status
Pending
Size
3,576 SF
Total Parking Spaces
4
Property subtype
Residential Income / Res Income 2-4 Units
Zoning
Public Rec
Net Operating Income
$46,704
Building Details
Year Built
1983
Buildings
1
Units
4
Listing Agency:
Coldwell Banker Commercial Rea
(760) 684-8000
Listed By:
Jerrad Schendel · License #01971338
(760) 684-8000
Source:
Compass
Added: Feb 18
Changed: Aug 23
Last Checked: Aug 3 at 10:40AM
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 Coldwell Banker Commercial Rea
Investment Insights
Based on property information with market context.
This is a four-unit multifamily property generating $5,560 per month in gross rental income. The property has undergone approximately $200,000 in renovations within the past two years. The unit mix includes one three-bedroom unit, two two-bedroom units, and one one-bedroom unit. The property offers diversified cash flow.
Key Highlights
- Turnkey property generating $5,560 per month in gross rental income
- Approximately $200,000 in renovations completed within the past two years, reducing near‑term maintenance concerns
- Well‑maintained 4‑unit property
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
$36,467
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
5.03%
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%
$729,340
$729.3K
Cap Rate 7%
$520,957
$521.0K
Cap Rate 9%
$405,189
$405.2K
Market Conditions
NOI Build-Up for 3,576 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
$55.4K $15.48/SF
− Vacancy
−$3.3K −$0.91/SF
EGI
$52.1K $14.57/SF
− OpEx
−$15.6K −$4.37/SF
NOI
$36.5K $10.20/SF
Area
San Bernardino County, CA
Vacancy
5.89%
Lease Rate
$15.48 /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%
$729,340
Cap Rate 7%
$520,957
Cap Rate 9%
$405,189
Alternative Uses
Best Use
Multifamily LT 5
$521.0K
$455.8K – $607.8K
NOI $36,467 @ 7.0% cap · market cap 5.03%
Second Best
Apartment 5plus
$452.3K
$395.7K – $527.6K
NOI $31,658 @ 7.0% cap · market cap 4.37%
Theoretical Best
Office A
$754.3K
$660.0K – $880.0K
NOI $52,801 @ 7.0% cap · market cap 7.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
138
Businesses Nearby
Explore this area
Business Placement
Demographics for 92301, CA
38,912
Population
10,069
Households
3.9
Avg Household Size
29
Median Age
8%
College-Educated
73%
High-School Grad
224.8 sq mi
ZIP Area
173
Density / Sq Mi
$68,205
Median Household Income
$35,172
Median Earnings
$1,385
Median Rent
$316,300
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?
Quadplex - Renovated four-unit property generating $5,560 monthly gross rental income.
Where is this quadplex located?
The property is located at 18117 Poinciana Road Adelanto, CA.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Turnkey property generating $5,560 per month in gross rental income; Approximately $200,000 in renovations completed within the past two years, reducing near‑term maintenance concerns; Well‑maintained 4‑unit property
