Renovated Fourplex with Private
For Sale
$1,790,000
2306 W Alhambra Road, Alhambra, CA 91801
Two-building multifamily property with in-unit laundry and flexible month-to-month occupancy.
Property Size3,060 SF
Days on Market26
Property Features for 2306 W Alhambra Road
General Information
Standard status
Active
Size
3,060 SF
Property subtype
Quadruplex
Occupancy
100%
Units
Unit Mix
4 x 1BR/1BA
Multifamily Units
4
Additional Details
Gross Income
$87,600
Amenities
in-unit laundry
private garages
driveway parking
Building Details
Building Size
3,060 SF
Year Built
1924
Year Renovated
2001
Buildings
2
Construction
Spanish
Tenancy
Multi
Listing Agency:
Seven Gables Real Estate
(626) 226-6535
Listed By:
Carol Bush · License #01995250
Source:
Archetyperealty
Added: Jul 23
Changed: Aug 16
Last Checked: Aug 16 at 5:31AM
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 Seven Gables Real Estate
Investment Insights
Based on property information with market context.
This fourplex comprises four one-bedroom, one-bath residences arranged across two separate buildings. Each unit has in-unit laundry, while the property includes three private garages and additional driveway parking. Originally constructed in 1924, the Spanish-style property underwent a comprehensive renovation in 2001.
All four residences are occupied under month-to-month leases, providing an existing operating profile with lease flexibility. The property is located at 2306 W Alhambra Road in Alhambra, adjacent to South Pasadena and within the San Gabriel Valley.
All four residences are occupied under month-to-month leases, providing an existing operating profile with lease flexibility. The property is located at 2306 W Alhambra Road in Alhambra, adjacent to South Pasadena and within the San Gabriel Valley.
Key Highlights
- Four 1‑bedroom, 1‑bath units across two separate buildings
- Comprehensive renovation completed in 2001; original construction dates to 1924
- In‑unit laundry provided in every 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
$53,439
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
2.99%
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%
$1,068,780
$1.1M
Cap Rate 7%
$763,414
$763.4K
Cap Rate 9%
$593,767
$593.8K
Market Conditions
NOI Build-Up for 3,060 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
$82.6K $27.00/SF
− Vacancy
−$6.3K −$2.05/SF
EGI
$76.3K $24.95/SF
− OpEx
−$22.9K −$7.48/SF
NOI
$53.4K $17.46/SF
Area
Los Angeles County, CA
Vacancy
7.60%
Lease Rate
$27.00 /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%
$1,068,780
Cap Rate 7%
$763,414
Cap Rate 9%
$593,767
Alternative Uses
Best Use
Multifamily LT 5
$763.4K
$668.0K – $890.7K
NOI $53,439 @ 7.0% cap · market cap 2.99%
Second Best
Apartment 5plus
$703.4K
$615.5K – $820.6K
NOI $49,238 @ 7.0% cap · market cap 2.75%
Theoretical Best
Office A
$1.64M
$1.43M – $1.91M
NOI $114,682 @ 7.0% cap · market cap 6.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,942
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?
Quadplex - Two-building multifamily property with in-unit laundry and flexible month-to-month occupancy.
Where is this quadplex located?
The property is located at 2306 W Alhambra Road Alhambra, CA.
What is the asking price?
The asking price for this property is $1,790,000.
What are key features of this property?
This property features: Four 1‑bedroom, 1‑bath units across two separate buildings; Comprehensive renovation completed in 2001; original construction dates to 1924; In‑unit laundry provided in every residence
