Renovated Cottage-Style Apartment
For Sale
$1,699,000
476 E H St, Brawley, CA 92227
Fourteen-unit apartment portfolio with multiple cottage-style buildings and recent unit upgrades.
Property Size7,058 SF
Price / SF$240.72
Days on Market55
Property Features for 476 E H St
General Information
Standard status
Active
Size
7,058 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
14
Building Details
Year Built
1966
Listing Agency:
Victor D. Conner, Real Estate
(760) 235-9006
Listed By:
Victor D. Conner · License #02034884
(760) 235-9006
Source:
Exitrealty
Added: Jun 18
Changed: Aug 8
Last Checked: Aug 11 at 7:06AM
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 Victor D. Conner, Real Estate
Investment Insights
Based on property information with market context.
This for-sale multifamily property consists of 9 buildings, including 8 cottage-style units and a larger rear building with additional apartments. The overall unit mix totals 14 units: twelve one-bedroom, one-bath units, one two-bedroom, one-bath unit, and one studio unit. Many of the units have received renovations within the past 1–2 years, including new fixtures, flooring, paint, and plumbing, among other upgrades.
The property is located at 476 E H St, Brawley, CA 92227. Its building configuration provides a mix of cottage-style living units along with a separate rear building housing the remaining apartments.
For buyers and operators, this portfolio format offers a straightforward way to add to an existing multifamily strategy or establish a residential income asset. With a majority of units recently updated, the property may appeal to tenants seeking more modern interior finishes while supporting ongoing rental operations across a balanced mix of studio, one-bedroom, and two-bedroom homes.
The property is located at 476 E H St, Brawley, CA 92227. Its building configuration provides a mix of cottage-style living units along with a separate rear building housing the remaining apartments.
For buyers and operators, this portfolio format offers a straightforward way to add to an existing multifamily strategy or establish a residential income asset. With a majority of units recently updated, the property may appeal to tenants seeking more modern interior finishes while supporting ongoing rental operations across a balanced mix of studio, one-bedroom, and two-bedroom homes.
Key Highlights
- 14‑unit apartment portfolio with 9 buildings: 8 cottage‑style units plus a larger rear building with 6 units
- Unit mix includes twelve 1 bed/1 bath, one 2 bed/1 bath, and one studio
- Most units renovated in the past 1–2 years with new fixtures, flooring, paint, and plumbing 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
$58,559
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
3.45%
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%
$1,171,180
$1.2M
Cap Rate 7%
$836,557
$836.6K
Cap Rate 9%
$650,656
$650.7K
Market Conditions
NOI Build-Up for 7,058 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
$110.1K $15.60/SF
− Vacancy
−$3.6K −$0.51/SF
EGI
$106.5K $15.09/SF
− OpEx
−$47.9K −$6.79/SF
NOI
$58.6K $8.30/SF
Area
Imperial County, CA
Vacancy
3.30%
Lease Rate
$15.60 /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%
$1,171,180
Cap Rate 7%
$836,557
Cap Rate 9%
$650,656
Alternative Uses
Best Use
Apartment 5plus
$836.6K
$732.0K – $976.0K
NOI $58,559 @ 7.0% cap · market cap 3.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.80M
$1.58M – $2.10M
NOI $126,028 @ 7.0% cap · market cap 7.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14
Residential units
Location Intelligence
Trade Area within ½ mile
745
Businesses Nearby
Explore this area
Business Placement
Demographics for 92227, CA
27,492
Population
9,062
Households
3
Avg Household Size
33
Median Age
14%
College-Educated
74%
High-School Grad
593.7 sq mi
ZIP Area
46
Density / Sq Mi
$60,593
Median Household Income
$36,295
Median Earnings
$955
Median Rent
$272,200
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?
Apartment building - Fourteen-unit apartment portfolio with multiple cottage-style buildings and recent unit upgrades.
Where is this apartment building located?
The property is located at 476 E H St Brawley, CA.
What is the asking price?
The asking price for this property is $1,699,000.
What are key features of this property?
This property features: 14‑unit apartment portfolio with 9 buildings: 8 cottage‑style units plus a larger rear building with 6 units; Unit mix includes twelve 1 bed/1 bath, one 2 bed/1 bath, and one studio; Most units renovated in the past 1–2 years with new fixtures, flooring, paint, and plumbing upgrades
