Multifamily Property with Enclosed
For Sale
$1,890,000
8561 Gloria Ave, Garden Grove, CA 92844
Individually metered units, tenant occupancy, and recent improvements support practical multifamily operations.
Property Size4,140 SF
Price / SF$456.52
Days on Market218
Property Features for 8561 Gloria Ave
General Information
Standard status
Active
Size
4,140 SF
Property subtype
Multi Family
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Parking per Unit
1
Building Details
Year Built
1972
Listing Agency:
West Capital Real Estate
(949) 570-8981
Listed By:
Tony Do · License #01349844
(714) 657-5503
Source:
Exitrealty
Added: Jan 28
Changed: Aug 31
Last Checked: Aug 31 at 3:31PM
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 West Capital Real Estate
Investment Insights
Based on property information with market context.
Built in 1972, this Garden Grove multifamily property provides approximately 4,140 square feet of living space and nine bedrooms. The property includes private enclosed single-car garages for each unit, plus one additional enclosed garage designated for owner use. Electrical service is separately metered by unit. Recent work includes a roof replacement completed in 2024, along with selective interior updates such as laminate flooring, a stove, water heaters, and a heater in designated units.
The property is occupied by long-term tenants and is located at 8561 Gloria Ave in Garden Grove. Access to the 22 Freeway connects the property with surrounding areas, while H Mart, Business Costco, and Rodeo 39 Public Market are among the nearby destinations identified in the property information. Schools, shopping, dining, and other amenities are also described as nearby.
The property is occupied by long-term tenants and is located at 8561 Gloria Ave in Garden Grove. Access to the 22 Freeway connects the property with surrounding areas, while H Mart, Business Costco, and Rodeo 39 Public Market are among the nearby destinations identified in the property information. Schools, shopping, dining, and other amenities are also described as nearby.
Key Highlights
- Approximately 4,140 square feet of living space with nine bedrooms
- Roof replacement completed in 2024
- Private enclosed single‑car garage for every unit
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
$61,971
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
3.28%
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%
$1,239,420
$1.2M
Cap Rate 7%
$885,300
$885.3K
Cap Rate 9%
$688,567
$688.6K
Market Conditions
NOI Build-Up for 4,140 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
$119.2K $28.80/SF
− Vacancy
−$6.6K −$1.58/SF
EGI
$112.7K $27.22/SF
− OpEx
−$50.7K −$12.25/SF
NOI
$62.0K $14.97/SF
Area
Garden Grove, CA
Vacancy
5.50%
Lease Rate
$28.80 /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%
$1,239,420
Cap Rate 7%
$885,300
Cap Rate 9%
$688,567
Alternative Uses
Best Use
Apartment 5plus
$885.3K
$774.6K – $1.03M
NOI $61,971 @ 7.0% cap · market cap 3.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.30M
$1.13M – $1.51M
NOI $90,696 @ 7.0% cap · market cap 4.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,127
Businesses Nearby
Explore this area
Business Placement
Demographics for 92844, CA
23,668
Population
7,187
Households
3.3
Avg Household Size
39
Median Age
22%
College-Educated
72%
High-School Grad
2.1 sq mi
ZIP Area
11,270
Density / Sq Mi
$73,590
Median Household Income
$36,444
Median Earnings
$1,989
Median Rent
$706,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Multifamily property - Individually metered units, tenant occupancy, and recent improvements support practical multifamily operations.
Where is this multifamily property located?
The property is located at 8561 Gloria Ave Garden Grove, CA.
What is the asking price?
The asking price for this property is $1,890,000.
What are key features of this property?
This property features: Approximately 4,140 square feet of living space with nine bedrooms; Roof replacement completed in 2024; Private enclosed single‑car garage for every unit
