Fourplex With Renovated
For Sale
$2,425,000
5571 Reno Circle, Huntington Beach, CA 92649
Four-unit property with private patios, garage space, and dedicated off-street parking for residents.
Property Size4,274 SF
Days on Market10
Property Features for 5571 Reno Circle
General Information
Standard status
Active
Size
4,274 SF
Property subtype
Quadruplex
Building Details
Building Size
4,274 SF
Year Built
1972
Listing Agency:
Tinalden Property Services
(714) 832-1403
Listed By:
Alec Paquette · License #02038703
Source:
Altamirarealty
Added: Aug 21
Changed: Aug 28
Last Checked: Aug 29 at 1:47PM
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 Tinalden Property Services
Investment Insights
Based on property information with market context.
This 1972 fourplex offers a mix of one three-bedroom unit and three two-bedroom units. The three-bedroom and one two-bedroom residence are on the ground floor, while two two-bedroom units occupy the second floor. Each unit includes a private patio, garage space with laundry hookups, and dedicated off-street parking. Individual electricity and gas meters serve the units.
Over the last 24 months, the property has received capital improvements including renovations to both upstairs units, an architectural composite shingle roof, and dual-pane windows in Units 1 and 4. The renovated residences feature shaker cabinetry, quartz kitchen countertops, new carpet, fresh paint, and a new bathroom vanity with quartz countertop in Unit 4. The property sits on a cul-de-sac near a community park and Marina High School, which is less than one block away. Tenancies include both month-to-month and term leases, with the term leases expiring in April 2027.
Over the last 24 months, the property has received capital improvements including renovations to both upstairs units, an architectural composite shingle roof, and dual-pane windows in Units 1 and 4. The renovated residences feature shaker cabinetry, quartz kitchen countertops, new carpet, fresh paint, and a new bathroom vanity with quartz countertop in Unit 4. The property sits on a cul-de-sac near a community park and Marina High School, which is less than one block away. Tenancies include both month-to-month and term leases, with the term leases expiring in April 2027.
Key Highlights
- Four‑unit configuration with one 3‑bedroom residence and three 2‑bedroom residences
- Both second‑floor units renovated over the last 24 months
- New architectural composite shingle roof
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
$99,884
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
4.12%
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%
$1,997,680
$2.0M
Cap Rate 7%
$1,426,914
$1.4M
Cap Rate 9%
$1,109,822
$1.1M
Market Conditions
NOI Build-Up for 4,274 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
$146.2K $34.20/SF
− Vacancy
−$3.5K −$0.81/SF
EGI
$142.7K $33.39/SF
− OpEx
−$42.8K −$10.02/SF
NOI
$99.9K $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%
$1,997,680
Cap Rate 7%
$1,426,914
Cap Rate 9%
$1,109,822
Alternative Uses
Best Use
Multifamily LT 5
$1.43M
$1.25M – $1.66M
NOI $99,884 @ 7.0% cap · market cap 4.12%
Second Best
Apartment 5plus
$1.32M
$1.15M – $1.54M
NOI $92,136 @ 7.0% cap · market cap 3.80%
Theoretical Best
Specialty Retail
$1.48M
$1.29M – $1.72M
NOI $103,397 @ 7.0% cap · market cap 4.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,368
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit property with private patios, garage space, and dedicated off-street parking for residents.
Where is this quadplex located?
The property is located at 5571 Reno Circle Huntington Beach, CA.
What is the asking price?
The asking price for this property is $2,425,000.
What are key features of this property?
This property features: Four‑unit configuration with one 3‑bedroom residence and three 2‑bedroom residences; Both second‑floor units renovated over the last 24 months; New architectural composite shingle roof
