Garden-Style Apartment
For Sale
$5,150,000
445 W Front Street, Covina, CA 91723
Well-maintained gated multifamily property with two garden-style buildings and units ready for immediate lease or rental.
Property Size17,302 SF
Days on Market146
Property Features for 445 W Front Street
General Information
Standard status
Active
Size
17,302 SF
Property subtype
Apartment
Amenities
gated swimming pool
on-site property manager
Building Details
Building Size
17,302 SF
Year Built
1960
Listing Agency:
KELLER WILLIAMS COVINA
Listed By:
Elizabeth Sarmiento · License #00795324
(562) 233-3476
Source:
Velocityrealtysd
Added: Apr 16
Changed: Sep 3
Last Checked: Sep 7 at 9:02AM
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 KELLER WILLIAMS COVINA
Investment Insights
Based on property information with market context.
This well-maintained multifamily community includes two contemporary garden-style buildings, with units described as ready for immediate lease or rental. The property is positioned for day-to-day convenience with an on-site property manager, and features a gated swimming pool for added safety and resident enjoyment.
The community is located just a few blocks from downtown Covina, offering proximity to the area while maintaining a residential, garden-style setting.
Prospective tenants, buyers, and brokers should note the combination of ready-to-rent units, gated pool amenities, and structured on-site management within a two-building community.
The community is located just a few blocks from downtown Covina, offering proximity to the area while maintaining a residential, garden-style setting.
Prospective tenants, buyers, and brokers should note the combination of ready-to-rent units, gated pool amenities, and structured on-site management within a two-building community.
Key Highlights
- Well‑maintained gated multifamily property with two contemporary garden‑style buildings
- Units are ready for immediate lease or rental
- Gated community includes a swimming pool
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
$278,403
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
5.41%
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%
$5,568,060
$5.6M
Cap Rate 7%
$3,977,186
$4.0M
Cap Rate 9%
$3,093,367
$3.1M
Market Conditions
NOI Build-Up for 17,302 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
$550.2K $31.80/SF
− Vacancy
−$44.0K −$2.54/SF
EGI
$506.2K $29.26/SF
− OpEx
−$227.8K −$13.17/SF
NOI
$278.4K $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%
$5,568,060
Cap Rate 7%
$3,977,186
Cap Rate 9%
$3,093,367
Alternative Uses
Best Use
Apartment 5plus
$3.98M
$3.48M – $4.64M
NOI $278,403 @ 7.0% cap · market cap 5.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.26M
$8.11M – $10.81M
NOI $648,440 @ 7.0% cap · market cap 12.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,962
Businesses Nearby
Explore this area
Business Placement
Demographics for 91723, CA
19,653
Population
6,516
Households
3
Avg Household Size
38
Median Age
25%
College-Educated
87%
High-School Grad
2.3 sq mi
ZIP Area
8,545
Density / Sq Mi
$87,363
Median Household Income
$44,154
Median Earnings
$1,711
Median Rent
$663,800
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?
Multifamily property - Well-maintained gated multifamily property with two garden-style buildings and units ready for immediate lease or rental.
Where is this multifamily property located?
The property is located at 445 W Front Street Covina, CA.
What is the asking price?
The asking price for this property is $5,150,000.
What are key features of this property?
This property features: Well‑maintained gated multifamily property with two contemporary garden‑style buildings; Units are ready for immediate lease or rental; Gated community includes a swimming pool
