Eight-Unit Multifamily
For Sale
Contact for pricing
Pending
7852 FIRST ST, Stanton, CA 90680
Built in 1972, this 8-unit property offers two-bedroom, one-bath apartments with private patios and balconies.
Property Size7,006 SF
Days on Market139
Property Features for 7852 FIRST ST
General Information
Standard status
Pending
Size
7,006 SF
Total Parking Spaces
10
Property subtype
Multifamily
Additional Details
Multifamily Units
8
Amenities
private patios and balconies
Building Details
Year Built
1972
Stories
2
Units
10
Listing Agency:
Marcus & Millichap - Orange County
Listed By:
Tyler Leeson · License #CA 01451551
(949) 419-3200
Source:
Crexi
Added: Apr 22
Changed: Aug 8
Last Checked: Jul 26 at 1:24PM
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 Marcus & Millichap - Orange County
Investment Insights
Based on property information with market context.
This 8-unit multifamily property was built in 1972 and consists of eight two-bedroom, one-bath units across approximately 7,006 rentable square feet. The building provides private outdoor space for residents, with ground-floor patios and second-floor balconies. Parking is supported by eight single-car garages plus two surface spaces.
Recent exterior and major system updates include new vinyl windows and garage doors in 2023, a repaved driveway in 2023, new security doors, updated exterior lighting, and fresh exterior paint. The roof was replaced in 2018/2019, and SB-721 balcony work has been completed. Interior improvements include a 2021 remodel for Unit #2, and Unit #5 has been renovated for the 2025/2026 period and is currently vacant, offering immediate availability for a new owner’s next steps.
With a consistent unit mix and a demonstrated history of capital investment, the remaining units provide room to extend a similar renovation approach over time. Drive-by only; please do not walk the property or disturb residents.
Recent exterior and major system updates include new vinyl windows and garage doors in 2023, a repaved driveway in 2023, new security doors, updated exterior lighting, and fresh exterior paint. The roof was replaced in 2018/2019, and SB-721 balcony work has been completed. Interior improvements include a 2021 remodel for Unit #2, and Unit #5 has been renovated for the 2025/2026 period and is currently vacant, offering immediate availability for a new owner’s next steps.
With a consistent unit mix and a demonstrated history of capital investment, the remaining units provide room to extend a similar renovation approach over time. Drive-by only; please do not walk the property or disturb residents.
Key Highlights
- 8‑unit multifamily property built in 1972 with 8 two‑bedroom/one‑bath units across 7,006 rentable SF
- Private outdoor space for every unit: ground‑floor patios and second‑floor balconies
- Parking includes 8 single‑car garages plus 2 surface spaces
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
$133,725
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
5.63%
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%
$2,674,500
$2.7M
Cap Rate 7%
$1,910,357
$1.9M
Cap Rate 9%
$1,485,833
$1.5M
Market Conditions
NOI Build-Up for 7,006 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
$252.2K $36.00/SF
− Vacancy
−$9.1K −$1.30/SF
EGI
$243.1K $34.70/SF
− OpEx
−$109.4K −$15.62/SF
NOI
$133.7K $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%
$2,674,500
Cap Rate 7%
$1,910,357
Cap Rate 9%
$1,485,833
Alternative Uses
Best Use
Apartment 5plus
$1.91M
$1.67M – $2.23M
NOI $133,725 @ 7.0% cap · market cap 5.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.35M
$2.06M – $2.75M
NOI $164,722 @ 7.0% cap · market cap 6.94%
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
1,178
Businesses Nearby
Explore this area
Business Placement
Demographics for 90680, CA
30,045
Population
10,866
Households
2.8
Avg Household Size
38
Median Age
23%
College-Educated
74%
High-School Grad
2.6 sq mi
ZIP Area
11,556
Density / Sq Mi
$83,150
Median Household Income
$41,705
Median Earnings
$1,953
Median Rent
$571,300
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 - Built in 1972, this 8-unit property offers two-bedroom, one-bath apartments with private patios and balconies.
Where is this apartment building located?
The property is located at 7852 FIRST ST Stanton, CA.
What is the asking price?
The asking price for this property is $2,375,000.
What are key features of this property?
This property features: 8‑unit multifamily property built in 1972 with 8 two‑bedroom/one‑bath units across 7,006 rentable SF; Private outdoor space for every unit: ground‑floor patios and second‑floor balconies; Parking includes 8 single‑car garages plus 2 surface spaces
