8-Unit Apartment
For Sale
Contact for pricing
20 W Grand, Alhambra, CA 91801
Fully occupied apartment property with one-bedroom, one-bath units and recent exterior improvements.
Property Size4,916 SF
Price / SF$488.20
Days on Market174
Property Features for 20 W Grand
General Information
Standard status
Active
Size
4,916 SF
Class
B
Property subtype
Multifamily
Zoning
Assessor
Occupancy
100%
Investment Type
Core+
Units
Unit Mix
8 x 1BR/1BA
Multifamily Units
8
Building Details
Year Built
1950
Buildings
1
Stories
2
Units
8
Listing Agency:
Allied Commercial Real Estate
(909) 786-4300
Listed By:
Tony Guglielmo · License #CA 01301532
Source:
Crexi
Added: Mar 12
Changed: Aug 31
Last Checked: Mar 26 at 12:30AM
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 Allied Commercial Real Estate
Investment Insights
Based on property information with market context.
Located at 20 W Grand Ave in Alhambra, this 4,916 SF apartment property contains eight residential units, each configured with one bedroom and one bathroom. Built in 1950, the building is reported at 100% occupancy and also generates laundry income.
Recent capital improvements include a new roof, new asphalt, and new exterior paint. The property is positioned in Alhambra, with residential and commercial surroundings that include Gen Korean BBQ House, Boiling Point, the Alhambra Historical Society Museum, and Edwards Alhambra Renaissance Stadium 14 & IMAX.
Recent capital improvements include a new roof, new asphalt, and new exterior paint. The property is positioned in Alhambra, with residential and commercial surroundings that include Gen Korean BBQ House, Boiling Point, the Alhambra Historical Society Museum, and Edwards Alhambra Renaissance Stadium 14 & IMAX.
Key Highlights
- 8‑unit apartment property totaling 4,916 SF
- All 8 units are configured as 1 Bed, 1 Bath
- 100% occupancy
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
$79,102
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
3.30%
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%
$1,582,040
$1.6M
Cap Rate 7%
$1,130,029
$1.1M
Cap Rate 9%
$878,911
$878.9K
Market Conditions
NOI Build-Up for 4,916 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
$156.3K $31.80/SF
− Vacancy
−$12.5K −$2.54/SF
EGI
$143.8K $29.26/SF
− OpEx
−$64.7K −$13.17/SF
NOI
$79.1K $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%
$1,582,040
Cap Rate 7%
$1,130,029
Cap Rate 9%
$878,911
Alternative Uses
Best Use
Apartment 5plus
$1.13M
$988.8K – $1.32M
NOI $79,102 @ 7.0% cap · market cap 3.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.63M
$2.30M – $3.07M
NOI $184,241 @ 7.0% cap · market cap 7.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
1,926
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
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Frequently Asked Questions
What type of property is this?
Apartment building - Fully occupied apartment property with one-bedroom, one-bath units and recent exterior improvements.
Where is this apartment building located?
The property is located at 20 W Grand Alhambra, CA.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: 8‑unit apartment property totaling 4,916 SF; All 8 units are configured as 1 Bed, 1 Bath; 100% occupancy
