111-Unit Apartment
For Sale
$42,500,000
861 Glencliff St, La Habra, CA 90631
Market-rate community with townhome-style residences and shared recreational amenities.
Property Size93,310 SF
Lot Size4.93 Acres
Days on Market111
Property Features for 861 Glencliff St
General Information
Standard status
Active
Size
93,310 SF
Net Rentable
93,310 SF
Lot size
4.93 Acres
Property subtype
Multifamily
Additional Details
Cap Rate
4.87%
Multifamily Units
111
Amenities
swimming pool and spa
fitness center
gated access
on-site laundry facilities
covered and surface parking
Only 100+ unit market-rate multifamily listing in Orange County per LoopNet/CoStar
Approximately 90 of 111 units renovated with remaining value-add potential
Diverse mix of one, two, & four-bedroom floorplans including townhome-style units
Situated on a low-density 4.93-acre site with ample open space
Community amenities include pool, spa, fitness center, gated access, & on-site laundry
Covered and surface parking with a desirable 1.59:1 parking ratio
Walking distance to major retail centers along Beach Boulevard & Imperial Highway
Nearby retailers include Trader Joe's, Target, Walmart, Lowe's, Sprouts, & Sam's Club
Building Details
Building Size
93,310 SF
Year Built
1969
Units
111
Listing Agency:
Marcus & Millichap - Orange County
(714) 713-9086
Listed By:
Tyler Leeson · License #License(s): CA: 01451551
(714) 713-9086
Source:
Marcusmillichap
Added: May 14
Changed: Aug 31
Last Checked: Aug 31 at 12:40PM
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 111-unit apartment community spans 93,310 rentable square feet on a 4.93-acre parcel. Built in 1969, the property offers one-, two-, and four-bedroom floorplans, including townhome-style residences. Community features include a swimming pool and spa, fitness center, gated access, on-site laundry, and both covered and surface parking.
Approximately 90 of the 111 units have been renovated, establishing a substantial completed renovation program while leaving the remaining residences for future improvement. The low-density layout incorporates open space and is located at 861 Glencliff Street in La Habra, California, within Orange County.
Approximately 90 of the 111 units have been renovated, establishing a substantial completed renovation program while leaving the remaining residences for future improvement. The low-density layout incorporates open space and is located at 861 Glencliff Street in La Habra, California, within Orange County.
Key Highlights
- 111 units across 93,310 rentable square feet
- Situated on a 4.93‑acre parcel in La Habra, California
- One-, two-, and four‑bedroom layouts, including townhome‑style units
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
$1,781,027
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
4.19%
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%
$35,620,540
$35.6M
Cap Rate 7%
$25,443,243
$25.4M
Cap Rate 9%
$19,789,189
$19.8M
Market Conditions
NOI Build-Up for 93,310 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
$3.36M $36.00/SF
− Vacancy
−$120.9K −$1.30/SF
EGI
$3.24M $34.70/SF
− OpEx
−$1.46M −$15.62/SF
NOI
$1.78M $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%
$35,620,540
Cap Rate 7%
$25,443,243
Cap Rate 9%
$19,789,189
Alternative Uses
Best Use
Apartment 5plus
$25.44M
$22.26M – $29.68M
NOI $1,781,027 @ 7.0% cap · market cap 4.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$31.34M
$27.42M – $36.56M
NOI $2,193,867 @ 7.0% cap · market cap 5.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
111
Residential units
Location Intelligence
Trade Area within ½ mile
952
Businesses Nearby
Explore this area
Business Placement
Demographics for 90631, CA
69,533
Population
23,390
Households
3
Avg Household Size
38
Median Age
32%
College-Educated
86%
High-School Grad
14.0 sq mi
ZIP Area
4,967
Density / Sq Mi
$102,208
Median Household Income
$46,334
Median Earnings
$2,029
Median Rent
$757,900
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?
Apartment building - Market-rate community with townhome-style residences and shared recreational amenities.
Where is this apartment building located?
The property is located at 861 Glencliff St La Habra, CA.
What is the asking price?
The asking price for this property is $42,500,000.
What are key features of this property?
This property features: 111 units across 93,310 rentable square feet; Situated on a 4.93‑acre parcel in La Habra, California; One-, two-, and four‑bedroom layouts, including townhome‑style units
