12-Unit Garden-Style Apartment
For Sale
Contact for pricing
837 S Sierra Vista, Alhambra, CA 91801
Two-story multifamily community with varied unit layouts, renovated residences, on-site parking, and proximity to Almansor Park.
Property Size8,182 SF
Price / SF$492.54
Days on Market261
Property Features for 837 S Sierra Vista
General Information
Standard status
Active
Size
8,182 SF
Total Parking Spaces
14
Property subtype
Multifamily
Zoning
Assessor
Additional Details
Multifamily Units
12
Building Details
Buildings
1
Stories
2
Units
12
Construction
garden-style
Listing Agency:
capital financial & investment
(626) 297-9191
Listed By:
Sunny Lee · License #01852431
Source:
Crexi
Added: Dec 14, 2025
Changed: Aug 31
Last Checked: Aug 29 at 6:54PM
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 capital financial & investment
Investment Insights
Based on property information with market context.
This two-story garden-style apartment property contains 12 units with a mix of one-, two-, and three-bedroom layouts. Five units have been renovated and are operated as short-term rentals, while the property also supports long-term tenancy. Interior features in select residences include updated kitchens, tile flooring, and practical layouts. The building encompasses 8,182 square feet and includes maintained landscaping and 14 parking spaces.
Located at 837 S Sierra Vista in Alhambra, the property is near Almansor Park, the adjacent golf course, the YMCA, schools, and everyday services. The 12,000+ square foot lot provides the setting for this multifamily community in a residential area of the San Gabriel Valley.
Located at 837 S Sierra Vista in Alhambra, the property is near Almansor Park, the adjacent golf course, the YMCA, schools, and everyday services. The 12,000+ square foot lot provides the setting for this multifamily community in a residential area of the San Gabriel Valley.
Key Highlights
- 12‑unit multifamily property with one-, two-, and three‑bedroom layouts
- Five renovated units operated as short‑term rentals
- 8,182 sq ft building on a 12,000+ sq ft 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
$131,655
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
3.27%
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%
$2,633,100
$2.6M
Cap Rate 7%
$1,880,786
$1.9M
Cap Rate 9%
$1,462,833
$1.5M
Market Conditions
NOI Build-Up for 8,182 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
$260.2K $31.80/SF
− Vacancy
−$20.8K −$2.54/SF
EGI
$239.4K $29.26/SF
− OpEx
−$107.7K −$13.17/SF
NOI
$131.7K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /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%
$2,633,100
Cap Rate 7%
$1,880,786
Cap Rate 9%
$1,462,833
Alternative Uses
Best Use
Apartment 5plus
$1.88M
$1.65M – $2.19M
NOI $131,655 @ 7.0% cap · market cap 3.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.38M
$3.83M – $5.11M
NOI $306,643 @ 7.0% cap · market cap 7.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
Location Intelligence
Trade Area within ½ mile
1,684
Businesses Nearby
Explore this area
Business Placement
Demographics for 91801, CA
53,669
Population
21,702
Households
2.5
Avg Household Size
41
Median Age
41%
College-Educated
85%
High-School Grad
4.3 sq mi
ZIP Area
12,481
Density / Sq Mi
$85,549
Median Household Income
$47,855
Median Earnings
$1,879
Median Rent
$797,000
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?
Apartment building - Two-story multifamily community with varied unit layouts, renovated residences, on-site parking, and proximity to Almansor Park.
Where is this apartment building located?
The property is located at 837 S Sierra Vista Alhambra, CA.
What is the asking price?
The asking price for this property is $4,030,000.
What are key features of this property?
This property features: 12‑unit multifamily property with one-, two-, and three‑bedroom layouts; Five renovated units operated as short‑term rentals; 8,182 sq ft building on a 12,000+ sq ft lot
