Eight-Unit Garden-Style Apartment
For Sale
$2,350,000
601 N Pauline St, Anaheim, CA 92805
Low-rise multifamily property with one-bedroom floor plans, on-site laundry, and a mix of garage and uncovered parking.
Property Size5,136 SF
Lot Size0.23 Acres
Price / SF$457.55
Days on Market106
Property Features for 601 N Pauline St
General Information
Standard status
Active
Size
5,136 SF
Lot size
0.23 Acres
Property subtype
Residential Income
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
8 x 1BR/1BA
Multifamily Units
8
Additional Details
Cap Rate
6.4%
Amenities
on-site laundry
Building Details
Year Built
1961
Construction
garden-style
Listing Agency:
The Dole Group
(714) 252-4444
Listed By:
Amanda Lam · License #01932778
(714) 316-8750
Source:
Exprealty
Added: Jun 3
Changed: Sep 16
Last Checked: Sep 7 at 3:19AM
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 The Dole Group
Investment Insights
Based on property information with market context.
Built in 1961, this low-rise garden-style apartment property contains eight one-bedroom, one-bath units totaling approximately 5,136 square feet. The floor plans average approximately 640 square feet per residence and include living areas and kitchens. Parking is provided through a combination of garage and uncovered spaces, while a pitched roof, newer hot water heater, and maintained condition add to the physical profile of the property.
Separately metered gas and electric service supports distinct utility billing, and the on-site laundry facility is equipped with newer washers and dryers. The property is positioned near Anaheim Boulevard and Lincoln Avenue, with access to the Anaheim Packing House, Disneyland, Honda Center, and Angel Stadium. Regional connections include the 5, 57, and 91 Freeways.
Separately metered gas and electric service supports distinct utility billing, and the on-site laundry facility is equipped with newer washers and dryers. The property is positioned near Anaheim Boulevard and Lincoln Avenue, with access to the Anaheim Packing House, Disneyland, Honda Center, and Angel Stadium. Regional connections include the 5, 57, and 91 Freeways.
Key Highlights
- Eight one‑bedroom, one‑bath apartment units totaling approximately 5,136 square feet
- 6.4% CAP Rate
- Built in 1961 on a +-0.23‑acre lot
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
$80,083
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
3.41%
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%
$1,601,660
$1.6M
Cap Rate 7%
$1,144,043
$1.1M
Cap Rate 9%
$889,811
$889.8K
Market Conditions
NOI Build-Up for 5,136 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
$154.1K $30.00/SF
− Vacancy
−$8.5K −$1.65/SF
EGI
$145.6K $28.35/SF
− OpEx
−$65.5K −$12.76/SF
NOI
$80.1K $15.59/SF
Area
ZIP 92805
Vacancy
5.50%
Lease Rate
$30.00 /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%
$1,601,660
Cap Rate 7%
$1,144,043
Cap Rate 9%
$889,811
Alternative Uses
Best Use
Apartment 5plus
$1.14M
$1.00M – $1.33M
NOI $80,083 @ 7.0% cap · market cap 3.41%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.57M
$1.37M – $1.83M
NOI $109,804 @ 7.0% cap · market cap 4.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
8
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,660
Businesses Nearby
Explore this area
Business Placement
Demographics for 92805, CA
74,633
Population
23,195
Households
3.2
Avg Household Size
33
Median Age
26%
College-Educated
71%
High-School Grad
6.2 sq mi
ZIP Area
12,038
Density / Sq Mi
$85,623
Median Household Income
$38,180
Median Earnings
$2,045
Median Rent
$667,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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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?
Apartment building - Low-rise multifamily property with one-bedroom floor plans, on-site laundry, and a mix of garage and uncovered parking.
Where is this apartment building located?
The property is located at 601 N Pauline St Anaheim, CA.
What is the asking price?
The asking price for this property is $2,350,000.
What are key features of this property?
This property features: Eight one‑bedroom, one‑bath apartment units totaling approximately 5,136 square feet; 6.4% CAP Rate; Built in 1961 on a +-0.23‑acre lot
