Four-Unit Quadplex with Private
For Sale
$2,490,000
4891 Vista Drive, Huntington Beach, CA 92649
Well-maintained coastal multifamily property with varied layouts, private outdoor areas, garages, and substantial resident storage.
Property Size4,678 SF
Lot Size0.22 Acres
Price / SF$532.28
Days on Market114
Property Features for 4891 Vista Drive
General Information
Standard status
Active
Size
4,678 SF
Total Parking Spaces
8
Lot size
0.22 Acres
Property subtype
Quadruplex
Additional Details
Gross Income
$139,740
Amenities
community laundry facility
Building Details
Building Size
4,678 SF
Year Built
1979
Buildings
2
Tenancy
Multi
Listing Agency:
Gerard Properties Inc.
Listed By:
Scott Gerard · License #01004111
Source:
Altamirarealty
Added: Jun 3
Changed: Sep 10
Last Checked: Sep 22 at 9:30PM
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 Gerard Properties Inc.
Investment Insights
Based on property information with market context.
Built in 1979, this four-unit multifamily property contains approximately 4,678 square feet on an approximately 9,700-square-foot lot in Huntington Beach. The unit mix includes one three-bedroom, 2.5-bath townhome-style residence and three two-bedroom, two-bath units. Interior features include granite countertops, updated cabinetry, ceramic tile in kitchens, dining areas, and bathrooms, plus spacious layouts with extensive storage.
Outdoor and parking amenities vary by residence. The three-bedroom unit has a private enclosed yard, side patio, attached two-car garage with direct access, and washer and dryer hookups. Three two-bedroom units include dual primary suite layouts; Units #2 and #4 have private balconies, while Unit #3 includes a private enclosed rear yard. The property also provides five enclosed garages with automatic openers, approximately three off-street parking spaces, and tile roofing on both buildings.
The property is located near Huntington Harbour, beaches, shopping, dining, and major transportation corridors. Its address is 4891 Vista Drive, Huntington Beach, CA 92649.
Outdoor and parking amenities vary by residence. The three-bedroom unit has a private enclosed yard, side patio, attached two-car garage with direct access, and washer and dryer hookups. Three two-bedroom units include dual primary suite layouts; Units #2 and #4 have private balconies, while Unit #3 includes a private enclosed rear yard. The property also provides five enclosed garages with automatic openers, approximately three off-street parking spaces, and tile roofing on both buildings.
The property is located near Huntington Harbour, beaches, shopping, dining, and major transportation corridors. Its address is 4891 Vista Drive, Huntington Beach, CA 92649.
Key Highlights
- Four‑unit property built in 1979 with approximately 4,678 square feet
- Approximately 9,700‑square‑foot lot in a 13‑property multifamily cul‑de‑sac
- Unit mix includes one 3‑bedroom, 2.5‑bath townhome and three 2‑bedroom, 2‑bath units
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
$109,326
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
4.39%
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%
$2,186,520
$2.2M
Cap Rate 7%
$1,561,800
$1.6M
Cap Rate 9%
$1,214,733
$1.2M
Market Conditions
NOI Build-Up for 4,678 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
$160.0K $34.20/SF
− Vacancy
−$3.8K −$0.81/SF
EGI
$156.2K $33.39/SF
− OpEx
−$46.9K −$10.02/SF
NOI
$109.3K $23.37/SF
Area
Huntington Beach, CA
Vacancy
2.38%
Lease Rate
$34.20 /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%
$2,186,520
Cap Rate 7%
$1,561,800
Cap Rate 9%
$1,214,733
Alternative Uses
Best Use
Multifamily LT 5
$1.56M
$1.37M – $1.82M
NOI $109,326 @ 7.0% cap · market cap 4.39%
Second Best
Apartment 5plus
$1.44M
$1.26M – $1.68M
NOI $100,845 @ 7.0% cap · market cap 4.05%
Theoretical Best
Specialty Retail
$1.62M
$1.41M – $1.89M
NOI $113,170 @ 7.0% cap · market cap 4.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,417
Businesses Nearby
Explore this area
Business Placement
Demographics for 92649, CA
34,082
Population
15,178
Households
2.2
Avg Household Size
47
Median Age
51%
College-Educated
96%
High-School Grad
5.6 sq mi
ZIP Area
6,086
Density / Sq Mi
$121,604
Median Household Income
$59,242
Median Earnings
$2,554
Median Rent
$1,070,800
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 - Well-maintained coastal multifamily property with varied layouts, private outdoor areas, garages, and substantial resident storage.
Where is this quadplex located?
The property is located at 4891 Vista Drive Huntington Beach, CA.
What is the asking price?
The asking price for this property is $2,490,000.
What are key features of this property?
This property features: Four‑unit property built in 1979 with approximately 4,678 square feet; Approximately 9,700‑square‑foot lot in a 13‑property multifamily cul‑de‑sac; Unit mix includes one 3‑bedroom, 2.5‑bath townhome and three 2‑bedroom, 2‑bath units
