Garden-Style Walk-Up Apartment
For Sale
$4,999,000
3608 West Orange Avenue, Anaheim, CA 92804
Classic 1980s walk-up apartment community with recent unit rehabs and a newer roof, containing 14 total units.
Property Size11,541 SF
Price / SF$433.15
Days on Market59
Property Features for 3608 West Orange Avenue
General Information
Standard status
Active
Size
11,541 SF
Property subtype
Multifamily
Additional Details
Business Included
Yes
Multifamily Units
14
Building Details
Tenancy
Multi
Listing Agency:
(310) 344-8218
Listed By:
Brice W. Head, MBA · License #CA DRE 01330706
(310) 344-8218
Source:
Cbre
Added: Jul 3
Changed: Aug 28
Last Checked: Aug 29 at 7:40AM
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 Brice W. Head, MBA
Investment Insights
Based on property information with market context.
This classic 1980s garden-style, walk-up apartment property is configured as a 14-unit multifamily community. Recent improvements include rehabbed units, with five units recently rehabbed. The property also has a newer roof installed a few years ago, supporting ongoing operations under long-term ownership and professional management.
The property is described as highly walkable to nearby schools, including Orangeview Junior High School across the street and Holder Elementary down the block, as well as Cypress College. The offering notes that rent increases are available in 11 of the 14 units.
The property is described as highly walkable to nearby schools, including Orangeview Junior High School across the street and Holder Elementary down the block, as well as Cypress College. The offering notes that rent increases are available in 11 of the 14 units.
Key Highlights
- Classic 1980s garden‑style, walk‑up apartment property (built in 1980) with 14 total units
- Five units recently rehabbed
- Newer roof installed a few years ago
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
$173,669
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
3.47%
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%
$3,473,380
$3.5M
Cap Rate 7%
$2,480,986
$2.5M
Cap Rate 9%
$1,929,656
$1.9M
Market Conditions
NOI Build-Up for 11,541 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
$332.4K $28.80/SF
− Vacancy
−$16.6K −$1.44/SF
EGI
$315.8K $27.36/SF
− OpEx
−$142.1K −$12.31/SF
NOI
$173.7K $15.05/SF
Area
ZIP 92804
Vacancy
5.00%
Lease Rate
$28.80 /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%
$3,473,380
Cap Rate 7%
$2,480,986
Cap Rate 9%
$1,929,656
Alternative Uses
Best Use
Apartment 5plus
$2.48M
$2.17M – $2.89M
NOI $173,669 @ 7.0% cap · market cap 3.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.61M
$3.16M – $4.21M
NOI $252,831 @ 7.0% cap · market cap 5.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
958
Businesses Nearby
Explore this area
Business Placement
Demographics for 92804, CA
86,127
Population
25,451
Households
3.4
Avg Household Size
36
Median Age
23%
College-Educated
76%
High-School Grad
7.1 sq mi
ZIP Area
12,131
Density / Sq Mi
$74,588
Median Household Income
$36,945
Median Earnings
$1,990
Median Rent
$729,700
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 - Classic 1980s walk-up apartment community with recent unit rehabs and a newer roof, containing 14 total units.
Where is this apartment building located?
The property is located at 3608 West Orange Avenue Anaheim, CA.
What is the asking price?
The asking price for this property is $4,999,000.
What are key features of this property?
This property features: Classic 1980s garden‑style, walk‑up apartment property (built in 1980) with 14 total units; Five units recently rehabbed; Newer roof installed a few years ago
