Single-Story Apartment
For Sale
$6,700,000
6851 Dale, Buena Park, CA 90621
Gated multifamily property with updated electrical systems, windows, roof, and parking improvements.
Property Size18,431 SF
Lot Size1.16 Acres
Days on Market9
Property Features for 6851 Dale
General Information
Standard status
Active
Size
18,431 SF
Lot size
1.16 Acres
Property subtype
Apartment
Zoning
Auto Center Specific Plan (ACSP) Sub-District A-1
Building Details
Building Size
18,431 SF
Year Built
1964
Stories
1
Listing Agency:
Brett Bayless, Broker
Listed By:
Brett Bayless · License #01718244
Source:
Velocityrealtysd
Added: Aug 15
Changed: Aug 20
Last Checked: Aug 22 at 11:53AM
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 Brett Bayless, Broker
Investment Insights
Based on property information with market context.
This single-story apartment property was built in 1964 and occupies a 1.16-acre gated parcel. The unit mix includes approximately 62% two-bedroom, two-bath residences, 34% one-bedroom, one-bath residences, and 5% three-bedroom, two-bath residences. Recent physical improvements include a roof installed within the last two years, upgraded main and sub-electrical panels, dual-paned vinyl windows and sliders, and a slurry-sealed parking lot.
The property is within walking distance of James A. Whitaker Elementary and Buena Park High School. Within a five-mile radius, the surrounding area includes average household incomes of $111,967 and more than 24,000 businesses employing over 224,000 people. The property is legal nonconforming and located in the Auto Center Specific Plan, ACSP Sub-District A-1.
The property is within walking distance of James A. Whitaker Elementary and Buena Park High School. Within a five-mile radius, the surrounding area includes average household incomes of $111,967 and more than 24,000 businesses employing over 224,000 people. The property is legal nonconforming and located in the Auto Center Specific Plan, ACSP Sub-District A-1.
Key Highlights
- 1.16‑acre gated apartment property
- Unit mix: approximately 62% two‑bedroom/two‑bath, 34% one‑bedroom/one‑bath, and 5% three‑bedroom/two‑bath
- Roof installed within the last two years
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
$351,796
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
5.25%
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%
$7,035,920
$7.0M
Cap Rate 7%
$5,025,657
$5.0M
Cap Rate 9%
$3,908,844
$3.9M
Market Conditions
NOI Build-Up for 18,431 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
$663.5K $36.00/SF
− Vacancy
−$23.9K −$1.30/SF
EGI
$639.6K $34.70/SF
− OpEx
−$287.8K −$15.62/SF
NOI
$351.8K $19.09/SF
Area
Orange County, CA
Vacancy
3.60%
Lease Rate
$36.00 /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%
$7,035,920
Cap Rate 7%
$5,025,657
Cap Rate 9%
$3,908,844
Alternative Uses
Best Use
Apartment 5plus
$5.03M
$4.40M – $5.86M
NOI $351,796 @ 7.0% cap · market cap 5.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.19M
$5.42M – $7.22M
NOI $433,342 @ 7.0% cap · market cap 6.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
759
Businesses Nearby
Explore this area
Business Placement
Demographics for 90621, CA
36,972
Population
11,244
Households
3.3
Avg Household Size
36
Median Age
32%
College-Educated
84%
High-School Grad
4.2 sq mi
ZIP Area
8,803
Density / Sq Mi
$94,679
Median Household Income
$43,063
Median Earnings
$2,061
Median Rent
$734,400
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 - Gated multifamily property with updated electrical systems, windows, roof, and parking improvements.
Where is this apartment building located?
The property is located at 6851 Dale Buena Park, CA.
What is the asking price?
The asking price for this property is $6,700,000.
What are key features of this property?
This property features: 1.16‑acre gated apartment property; Unit mix: approximately 62% two‑bedroom/two‑bath, 34% one‑bedroom/one‑bath, and 5% three‑bedroom/two‑bath; Roof installed within the last two years
