Fourplex with ADU
For Sale
$1,995,000
Pending
3712 Howard, Los Alamitos, CA 90720
Well-maintained fourplex built in 1977 with three 2 bed units and one 3 bed unit plus rear ADU potential.
Property Size4,289 SF
Days on Market17
Property Features for 3712 Howard
General Information
Standard status
Pending
Size
4,289 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$21,883
Building Details
Building Size
4,289 SF
Year Built
1977
Buildings
1
Stories
2
Units
4
Tenancy
Multi
Listing Agency:
(949) 688-6530
Listed By:
Christopher Pettit
Source:
Elliman
Added: Jul 28
Changed: Aug 8
Last Checked: Aug 7 at 2:45AM
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 Christopher Pettit
Investment Insights
Based on property information with market context.
A well-maintained fourplex built in 1977, offering a mix of three two-bedroom, two-bath units and one three-bedroom, three-bath unit. The property has had numerous Cap Ex and systems upgrades, supporting a building designed to operate smoothly. Additional rear ADU potential may offer flexibility for future use.
The property is located at 3712 Howard in Los Alamitos, CA 90720. Walking and biking accessibility are reflected by a Walk Score of 55 and a Bike Score of 54, with a Transit Score of 34.
The unit mix is well-suited to tenant variety, with larger bedroom counts represented alongside the shared two-bath layouts in the three two-bedroom units.
The property is located at 3712 Howard in Los Alamitos, CA 90720. Walking and biking accessibility are reflected by a Walk Score of 55 and a Bike Score of 54, with a Transit Score of 34.
The unit mix is well-suited to tenant variety, with larger bedroom counts represented alongside the shared two-bath layouts in the three two-bedroom units.
Key Highlights
- Built in 1977
- Fourplex unit mix: three 2 bed / 2 bath units and one 3 bed / 3 bath unit
- Numerous Cap Ex and systems upgrades
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
$90,468
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
4.53%
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%
$1,809,360
$1.8M
Cap Rate 7%
$1,292,400
$1.3M
Cap Rate 9%
$1,005,200
$1.0M
Market Conditions
NOI Build-Up for 4,289 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
$133.8K $31.20/SF
− Vacancy
−$4.6K −$1.07/SF
EGI
$129.2K $30.13/SF
− OpEx
−$38.8K −$9.04/SF
NOI
$90.5K $21.09/SF
Area
Orange County, CA
Vacancy
3.42%
Lease Rate
$31.20 /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%
$1,809,360
Cap Rate 7%
$1,292,400
Cap Rate 9%
$1,005,200
Alternative Uses
Best Use
Multifamily LT 5
$1.29M
$1.13M – $1.51M
NOI $90,468 @ 7.0% cap · market cap 4.53%
Second Best
Apartment 5plus
$1.17M
$1.02M – $1.36M
NOI $81,865 @ 7.0% cap · market cap 4.10%
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $100,841 @ 7.0% cap · market cap 5.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,548
Businesses Nearby
Explore this area
Business Placement
Demographics for 90720, CA
22,955
Population
8,675
Households
2.6
Avg Household Size
43
Median Age
52%
College-Educated
96%
High-School Grad
6.1 sq mi
ZIP Area
3,763
Density / Sq Mi
$134,232
Median Household Income
$63,406
Median Earnings
$2,370
Median Rent
$1,166,200
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 - Well-maintained fourplex built in 1977 with three 2 bed units and one 3 bed unit plus rear ADU potential.
Where is this quadplex located?
The property is located at 3712 Howard Los Alamitos, CA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Built in 1977; Fourplex unit mix: three 2 bed / 2 bath units and one 3 bed / 3 bath unit; Numerous Cap Ex and systems upgrades
