8-Unit Apartment Property with
For Sale
$3,590,000
625 701 W Provential Drive W, Anaheim, CA 92805
Two fourplexes provide private yards, separate metering, tenant garages, and an on-site laundry facility.
Property Size7,884 SF
Days on Market1077
Property Features for 625 701 W Provential Drive W
General Information
Standard status
Active
Size
7,884 SF
Property subtype
Apartment
Additional Details
Asking Price
$3,590,000
Multifamily Units
8
Taxes and HOA fees
Annual Taxes
$10,258
Amenities
laundry facility
common area lawn
back yards
Building Details
Building Size
7,884 SF
Year Built
1961
Buildings
2
Listing Agency:
Americal Realty
(626) 485-7280
Listed By:
Nathan Abbott · License #00792694
Source:
Velocityrealtysd
Added: Sep 1, 2023
Changed: Aug 11
Last Checked: Aug 12 at 3:34PM
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 Americal Realty
Investment Insights
Based on property information with market context.
This apartment property combines two fourplex buildings at 625 W Provential Drive and 701 W Provential Drive, totaling 8 units. The buildings were constructed in 1961, and most units have been renovated. Each residence includes a backyard, while private garages serve the tenants. Separate utility metering is in place across the units.
The fourplexes face one another across a shared lawn area, creating a defined common space between the buildings. An on-site laundry facility is available, with the equipment leased. All units are occupied under month-to-month leases. The property is subject to State of California Rent Control and is not subject to local rent control.
The fourplexes face one another across a shared lawn area, creating a defined common space between the buildings. An on-site laundry facility is available, with the equipment leased. All units are occupied under month-to-month leases. The property is subject to State of California Rent Control and is not subject to local rent control.
Key Highlights
- 8 total units across two fourplex buildings
- Most units have been renovated
- Private tenant garages and individual backyards
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
$122,931
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
3.42%
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%
$2,458,620
$2.5M
Cap Rate 7%
$1,756,157
$1.8M
Cap Rate 9%
$1,365,900
$1.4M
Market Conditions
NOI Build-Up for 7,884 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
$236.5K $30.00/SF
− Vacancy
−$13.0K −$1.65/SF
EGI
$223.5K $28.35/SF
− OpEx
−$100.6K −$12.76/SF
NOI
$122.9K $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%
$2,458,620
Cap Rate 7%
$1,756,157
Cap Rate 9%
$1,365,900
Alternative Uses
Best Use
Apartment 5plus
$1.76M
$1.54M – $2.05M
NOI $122,931 @ 7.0% cap · market cap 3.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.41M
$2.11M – $2.81M
NOI $168,554 @ 7.0% cap · market cap 4.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
1,450
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
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 - Two fourplexes provide private yards, separate metering, tenant garages, and an on-site laundry facility.
Where is this apartment building located?
The property is located at 625 701 W Provential Drive W Anaheim, CA.
What is the asking price?
The asking price for this property is $3,590,000.
What are key features of this property?
This property features: 8 total units across two fourplex buildings; Most units have been renovated; Private tenant garages and individual backyards
