Updated Quadplex with Private
New
For Sale
$1,850,000
8561 Gloria, Garden Grove, CA 92844
Four-unit income property with separate electric metering, tenant garages, and recent roof replacement.
Property Size4,140 SF
Price / SF$446.86
Days on Market4
Property Features for 8561 Gloria
General Information
Standard status
Active
Size
4,140 SF
Property subtype
Quadruplex
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Building Details
Building Size
4,140 SF
Year Built
1972
Listing Agency:
HPT Realty
Listed By:
Anthony Tien Do · License #01149116
(714) 895-2222
Source:
Stephanieyounggroup
Added: Sep 2
Changed: Sep 4
Last Checked: Sep 4 at 3:51AM
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 HPT Realty
Investment Insights
Based on property information with market context.
This quadplex contains approximately 4,140 square feet of living space and nine bedrooms, with a private enclosed single-car garage assigned to each unit. An additional enclosed garage provides space for owner use. The property has received a new roof in 2024, while selected units feature laminate flooring, a replacement stove, water heater, and heater. Separate electric meters serve the individual units, supporting straightforward utility administration.
All units are occupied by long-term tenants. The property is positioned near schools, retail, dining, and daily services, with access to the 22 Freeway. H Mart, Business Costco, and Rodeo 39 Public Market are identified among the nearby destinations.
All units are occupied by long-term tenants. The property is positioned near schools, retail, dining, and daily services, with access to the 22 Freeway. H Mart, Business Costco, and Rodeo 39 Public Market are identified among the nearby destinations.
Key Highlights
- Quadplex with approximately 4,140 square feet and nine bedrooms
- New roof completed in 2024
- Each unit includes a private enclosed single‑car garage
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
$69,217
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
3.74%
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%
$1,384,340
$1.4M
Cap Rate 7%
$988,814
$988.8K
Cap Rate 9%
$769,078
$769.1K
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
$104.3K $25.20/SF
− Vacancy
−$5.4K −$1.32/SF
EGI
$98.9K $23.88/SF
− OpEx
−$29.7K −$7.17/SF
NOI
$69.2K $16.72/SF
Area
Garden Grove, CA
Vacancy
5.22%
Lease Rate
$25.20 /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%
$1,384,340
Cap Rate 7%
$988,814
Cap Rate 9%
$769,078
Alternative Uses
Best Use
Multifamily LT 5
$988.8K
$865.2K – $1.15M
NOI $69,217 @ 7.0% cap · market cap 3.74%
Second Best
Apartment 5plus
$885.3K
$774.6K – $1.03M
NOI $61,971 @ 7.0% cap · market cap 3.35%
Theoretical Best
Office A
$1.30M
$1.13M – $1.51M
NOI $90,696 @ 7.0% cap · market cap 4.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,520
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit income property with separate electric metering, tenant garages, and recent roof replacement.
Where is this quadplex located?
The property is located at 8561 Gloria Garden Grove, CA.
What is the asking price?
The asking price for this property is $1,850,000.
What are key features of this property?
This property features: Quadplex with approximately 4,140 square feet and nine bedrooms; New roof completed in 2024; Each unit includes a private enclosed single‑car garage
