Remodeled 4-Unit
New
For Sale
$1,200,000
38605 25th E Street, Palmdale, CA 93550
Residential Income, Palmdale, CA
Property Size5,626 SF
Lot Size0.71 Acres
Price / SF$213.30
Days on Market1
Property Features for 38605 25th E Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
PDR1
Bedrooms
15
Bathrooms
8
Full bathrooms
8
Rooms
Bathroom 2, Bathroom 1, Bedroom 14, Bathroom 5, Bedroom 15, Bedroom 6, Bedroom 7, Bathroom 7, Bedroom 9, Bedroom 12, Bedroom 10, Bedroom 4, Bathroom 8, Bathroom 4, Bedroom 13, Bathroom 3, Bedroom 11, Bedroom 2, Bedroom 1, Bedroom 3, Bathroom 6, Bedroom 5, Bedroom 8
Directions
25th st east and E AV Q
Subdivision
09 - Palm Div to 80th E
Standard status
Active
APN
3018-016-049
Size
5,626 SF
Lot size
0.71 Acres
Utilities
Cooling system
Central Air
Amenities
recessed lighting
custom closets
upgraded fireplaces
custom storage
new Ac/Heating systems
in garage washer and dryers
designated laundry areas
private enclosed backyards
park like grounds
Building Details
Year built
1989
Number of units
4
Building materials
Stucco, Wood Siding
Roof type
Composition
Listing Agency:
First Alliance Mortgage Corp
Listed By:
Frank Ilderem · License #01219638
(818) 968-5361
Added: Sep 16
Last Checked: Sep 16 at 10:06PM
MLS# 26007206
Copyright © 2026 Greater Antelope Valley Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 4-unit residential property includes 15 bedrooms and 8 bathrooms across 5,626 square feet. The residences were remodeled and feature recessed lighting, custom closets, upgraded fireplaces, private enclosed backyards, and two-car garages with custom storage. Laundry is provided through in-garage washer and dryer setups in two units, while the remaining units have designated laundry areas. Two units include new AC and heating systems, and the property has central air conditioning.
Built in 1989 on 0.71 acres, the property is located at 38605 25th E Street in Palmdale, California. The site includes cul-de-sac parking and landscaped grounds, with zoning identified as PDR1. The property is fully occupied, including three Section 8 tenants, and is designated within an Opportunity Zone.
Built in 1989 on 0.71 acres, the property is located at 38605 25th E Street in Palmdale, California. The site includes cul-de-sac parking and landscaped grounds, with zoning identified as PDR1. The property is fully occupied, including three Section 8 tenants, and is designated within an Opportunity Zone.
Key Highlights
- 4‑unit property with 15 bedrooms and 8 bathrooms
- 5,626 square feet on 0.71 acres
- Remodeled residences with recessed lighting, custom closets, and upgraded fireplaces
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
$94,117
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
7.84%
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%
$1,882,340
$1.9M
Cap Rate 7%
$1,344,529
$1.3M
Cap Rate 9%
$1,045,744
$1.0M
Market Conditions
NOI Build-Up for 5,626 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
$143.8K $25.56/SF
− Vacancy
−$9.3K −$1.66/SF
EGI
$134.5K $23.90/SF
− OpEx
−$40.3K −$7.17/SF
NOI
$94.1K $16.73/SF
Area
Palmdale, CA
Vacancy
6.50%
Lease Rate
$25.56 /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%
$1,882,340
Cap Rate 7%
$1,344,529
Cap Rate 9%
$1,045,744
Alternative Uses
Best Use
Multifamily LT 5
$1.34M
$1.18M – $1.57M
NOI $94,117 @ 7.0% cap · market cap 7.84%
Second Best
Apartment 5plus
$1.25M
$1.09M – $1.46M
NOI $87,445 @ 7.0% cap · market cap 7.29%
Theoretical Best
Office A
$2.38M
$2.08M – $2.77M
NOI $166,285 @ 7.0% cap · market cap 13.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
917
Businesses Nearby
Explore this area
Business Placement
Demographics for 93550, CA
82,379
Population
23,965
Households
3.4
Avg Household Size
31
Median Age
10%
College-Educated
71%
High-School Grad
259.3 sq mi
ZIP Area
318
Density / Sq Mi
$63,811
Median Household Income
$34,287
Median Earnings
$1,573
Median Rent
$378,700
Median Home Value
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four side-by-side residences offer updated interiors, private enclosed yards, garages, and dedicated or in-garage laundry areas.
Where is this quadplex located?
The property is located at 38605 25th E Street Palmdale, CA.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 4‑unit property with 15 bedrooms and 8 bathrooms; 5,626 square feet on 0.71 acres; Remodeled residences with recessed lighting, custom closets, and upgraded fireplaces
