Whittier Triplex with Development
For Sale
Contact for pricing
Pending
8346 Sargent Avenue, Whittier, CA 90605
Value-add triplex on a large lot in Whittier.
Property Size3,610 SF
Lot Size0.25 Acres
Days on Market173
Property Features for 8346 Sargent Avenue
General Information
Standard status
Pending
Size
3,610 SF
Lot size
0.25 Acres
Property subtype
Multifamily
Zoning
Public Rec
Building Details
Buildings
1
Stories
1
Units
3
Listing Agency:
Seven Gables Real Estate
Listed By:
Michele Jonietz · License #02202345
Source:
Crexi
Added: Mar 3
Changed: Aug 8
Last Checked: Jul 24 at 1:12PM
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 Seven Gables Real Estate
Investment Insights
Based on property information with market context.
This triplex, located in a desirable Whittier neighborhood, presents an excellent investment opportunity with strong rental upside. Situated on a 10,832 sq ft lot and zoned WHR4, the property offers potential to add an ADU. The property features three single-level units. The front two units are each approximately 924 sq ft with 2 bedrooms and 1 bath. These units are tenant-occupied with rents of $1,000 and $1,200 per month. The rear unit, the largest on the property at approximately 1,762 sq ft, is vacant and includes 2 bedrooms and 1.5 bathrooms, presenting an upgrade opportunity for renovation to maximize rental income or for an owner-occupant. Each unit includes laundry hookups, and tenants are responsible for their own gas and electricity. The property includes two 2-car garages and one single-car garage with alley access, plus yard space with mature trees and landscaping. The detached garage structures may offer additional value-add or future development opportunities. Located within the Ocean View Elementary and East Whittier Middle School districts, the property is within walking distance to Whittier Blvd for shopping, dining, and public transit, with easy access to Uptown Whittier.
Key Highlights
- Large 10,832 sq ft lot zoned WHR4 with potential for ADU addition and future development.
- Triplex with strong rental upside potential, especially in the front units currently rented below market value.
- Vacant, largest unit (approx. 1,762 sq ft) ideal for renovation to maximize rental income or for owner‑occupancy.
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
$63,044
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
5.48%
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%
$1,260,880
$1.3M
Cap Rate 7%
$900,629
$900.6K
Cap Rate 9%
$700,489
$700.5K
Market Conditions
NOI Build-Up for 3,610 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
$97.5K $27.00/SF
− Vacancy
−$7.4K −$2.05/SF
EGI
$90.1K $24.95/SF
− OpEx
−$27.0K −$7.48/SF
NOI
$63.0K $17.46/SF
Area
Los Angeles County, CA
Vacancy
7.60%
Lease Rate
$27.00 /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%
$1,260,880
Cap Rate 7%
$900,629
Cap Rate 9%
$700,489
Alternative Uses
Best Use
Multifamily LT 5
$900.6K
$788.1K – $1.05M
NOI $63,044 @ 7.0% cap · market cap 5.48%
Second Best
Apartment 5plus
$829.8K
$726.1K – $968.1K
NOI $58,088 @ 7.0% cap · market cap 5.05%
Theoretical Best
Office A
$1.93M
$1.69M – $2.25M
NOI $135,295 @ 7.0% cap · market cap 11.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,281
Businesses Nearby
Explore this area
Business Placement
Demographics for 90605, CA
40,189
Population
11,377
Households
3.5
Avg Household Size
37
Median Age
23%
College-Educated
83%
High-School Grad
6.4 sq mi
ZIP Area
6,280
Density / Sq Mi
$100,825
Median Household Income
$46,502
Median Earnings
$1,861
Median Rent
$662,000
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?
Triplex - Value-add triplex on a large lot in Whittier.
Where is this triplex located?
The property is located at 8346 Sargent Avenue Whittier, CA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Large 10,832 sq ft lot zoned WHR4 with potential for ADU addition and future development.; Triplex with strong rental upside potential, especially in the front units currently rented below market value.; Vacant, largest unit (approx. 1,762 sq ft) ideal for renovation to maximize rental income or for owner‑occupancy.
