Five-Unit Apartment
For Sale
$2,650,000
547 South St, Glendale, CA 91202
Well-maintained multifamily property with a renovated-quality front residence and four additional apartment units.
Property Size4,839 SF
Days on Market187
Property Features for 547 South St
General Information
Standard status
Active
Size
4,839 SF
Property subtype
MULTI_FAMILY
Units
Unit Mix
1 x 2BR/2BA, 4 x 2BR/1BA
Multifamily Units
5
Amenities
landscaping
hardwood flooring
marble fireplace
recessed lighting
custom high-end cabinetry
premium tile finishes
central air conditioning
surround sound system
tankless water heater
plantation shutters
Miele appliances
Air Jet Bathtub
private patio
Building Details
Building Size
4,839 SF
Year Built
1958
Listing Agency:
Matthews Real Estate Investment Services
(310) 365-5054
Listed By:
Daniel Withers · License #01325901
Source:
Milsteinestates
Added: Feb 26
Changed: Aug 31
Last Checked: Aug 31 at 9:25PM
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 Matthews Real Estate Investment Services
Investment Insights
Based on property information with market context.
Built in 1958, this five-unit apartment property combines a two-bedroom, two-bathroom front residence with four rear two-bedroom, one-bathroom apartments. The front home measures approximately 1,200 square feet, while the rear units average approximately 900 square feet each, creating a configuration suited to an owner-user seeking rental income from the additional residences.
The front residence includes hardwood floors, marble and tile finishes, custom cabinetry, recessed lighting, central air conditioning, plantation shutters, a tankless water heater, and a private patio. Kitchen appliances include a Viking range, GE Monogram refrigerator, and Miele dishwasher, with a washing machine and dryer also included. Additional features include a marble fireplace, hard-wired surround sound, insulated construction, and an air jet bathtub.
The property is located at 547 South St in Glendale, California, and includes landscaped grounds with lawns, rose beds, mature trees, shrubs, planters, and landscaped walkways.
The front residence includes hardwood floors, marble and tile finishes, custom cabinetry, recessed lighting, central air conditioning, plantation shutters, a tankless water heater, and a private patio. Kitchen appliances include a Viking range, GE Monogram refrigerator, and Miele dishwasher, with a washing machine and dryer also included. Additional features include a marble fireplace, hard-wired surround sound, insulated construction, and an air jet bathtub.
The property is located at 547 South St in Glendale, California, and includes landscaped grounds with lawns, rose beds, mature trees, shrubs, planters, and landscaped walkways.
Key Highlights
- Five‑unit configuration with one front residence and four rear apartments
- Approximately 1,200‑square‑foot front residence with 2 bedrooms and 2 bathrooms
- Four rear units, each with 2 bedrooms and 1 bathroom; averaging approximately 900 square feet
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
$91,077
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
3.44%
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%
$1,821,540
$1.8M
Cap Rate 7%
$1,301,100
$1.3M
Cap Rate 9%
$1,011,967
$1.0M
Market Conditions
NOI Build-Up for 4,839 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
$177.1K $36.60/SF
− Vacancy
−$11.5K −$2.38/SF
EGI
$165.6K $34.22/SF
− OpEx
−$74.5K −$15.40/SF
NOI
$91.1K $18.82/SF
Area
Glendale, CA
Vacancy
6.50%
Lease Rate
$36.60 /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%
$1,821,540
Cap Rate 7%
$1,301,100
Cap Rate 9%
$1,011,967
Alternative Uses
Best Use
Apartment 5plus
$1.30M
$1.14M – $1.52M
NOI $91,077 @ 7.0% cap · market cap 3.44%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.91M
$2.55M – $3.40M
NOI $203,721 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
2,635
Businesses Nearby
Explore this area
Business Placement
Demographics for 91202, CA
22,875
Population
9,177
Households
2.5
Avg Household Size
42
Median Age
49%
College-Educated
91%
High-School Grad
4.9 sq mi
ZIP Area
4,668
Density / Sq Mi
$92,343
Median Household Income
$55,266
Median Earnings
$2,185
Median Rent
$1,094,500
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 - Well-maintained multifamily property with a renovated-quality front residence and four additional apartment units.
Where is this apartment building located?
The property is located at 547 South St Glendale, CA.
What is the asking price?
The asking price for this property is $2,650,000.
What are key features of this property?
This property features: Five‑unit configuration with one front residence and four rear apartments; Approximately 1,200‑square‑foot front residence with 2 bedrooms and 2 bathrooms; Four rear units, each with 2 bedrooms and 1 bathroom; averaging approximately 900 square feet
