$1,300,000
8356 Sargent Ave, Whittier, CA 90605
Sargent Fourplex — Turnkey Whittier 4‑Unit Investment with Garages
6 Bed · 4 Bath · 3,124 Sq Ft
Stabilized fourplex with recent capital upgrades and strong parking amenities
6
Beds
4
Baths
3,124
Sq Ft
1955
Built
0.18 acres
Lot
4 detached garages + additional open parking
Garage
About Sargent Ave
Positioned a short block off Whittier Boulevard, 8356 Sargent Ave presents a rare small‑multifamily opportunity: a clean, well‑maintained fourplex with a balanced unit mix, separate utility meters, and on‑site garages that materially improve tenant retention and operating flexibility. The building totals approximately 3,124 square feet across four units (combination of one‑ and two‑bedrooms) on a generous 7,952 SF lot. Recent capital work—new roof, new electrical panels and new garage doors—reduces near‑term capital risk and sets the asset up for stable operations.
Half the units have been tastefully updated with durable vinyl plank flooring and dual‑pane windows, and each unit is served by its own gas and electric meter and individual water heater. Tenants enjoy wall AC and gas wall heaters; the property’s configuration simplifies management and utility allocation. Strong parking amenities include four detached garages plus open parking, a differentiator in this submarket and a driver of lower vacancy and stronger rent rolls.
This property is marketed as a stable income producer with upside: the seller’s pro forma shows a 5.5% cap rate on market rents, reflecting the asset’s current condition and rent‑growth potential through selective unit upgrades and lease management. For an investor seeking a hands‑on small multifamily asset with immediate cash flow and limited deferred maintenance, Sargent Fourplex is an attractive option.
Location is practical and commuter‑friendly—close to retail and dining along Whittier Boulevard, with convenient access to I‑605 and surrounding employment corridors. Whether you’re expanding a small multifamily portfolio or seeking a property that provides cash flow with light value‑add, this fourplex delivers durable fundamentals. Broker packages available upon request; please contact the listing agent to schedule a showing and to receive the rent roll, recent statements and capital reserve details.
Home Highlights
Property Features
Interior Features
- Mix of 1‑ and 2‑bed units (6 beds / 4 baths total)
- Half of units renovated with vinyl plank flooring and dual‑pane windows
- Gas cooking and gas wall heaters; wall AC units in each unit
- Individual gas & electric meters and individual water heaters
Exterior & Lot
- Lot: 7,952 SF (~0.18 acres)
- Four detached garages plus open parking spaces
- Recent capital improvements: new roof, new electrical panels, new garage doors
- Low maintenance landscaping and efficient site layout
Location & Neighborhood
- One block from Whittier Boulevard retail/dining corridor
- Quick access to I‑605 and local transit routes
- Short drive to Downtown/Uptown Whittier and Whittwood retail center
- Neighborhood: established residential area with strong rental demand
Walkability & Recreation
- Walkability Rating: 65/100
- Nearby parks and recreation: local pocket parks and Whittier Narrows Regional Park a short drive away
- Good access to neighborhood shopping and services for tenants
Neighborhood & Location
This section of Whittier is a mature, primarily residential neighborhood located just off Whittier Boulevard. The area offers a mix of single‑family homes and small apartment buildings, with everyday services and neighborhood retail within easy walking distance. Commuter access is strong via surface streets and the I‑605 corridor; downtown Whittier’s dining and retail scene is a short drive away.
Market Insights
Whittier’s small multifamily market remains solid for investors who prioritize parking and mechanical reliability. Across Los Angeles County the market has softened slightly from peak volatility but continues to show modest appreciation (low single‑digit annual growth). Inventory for well‑maintained 2–4 unit properties is limited; assets with dedicated garages and recent capital repairs attract multiple offers. Expect buyer competition from local and regional investors who can source financing for small multifamily deals. Underwriting should focus on verified in‑place rents, local rent‑control ordinances and any short‑term capital needs despite the improvements already completed.
Nearby Schools
Murphy Ranch Elementary School
Elementary · ≈1.0 mi
Unverified K–8 assignment (Whittier City School District)
Middle · ≈1.5 mi
Whittier High School
High · ≈2.0 mi
Walkability & Recreation
Good access to neighborhood parks and regional recreation at Whittier Narrows; short drives to walking trails and open space areas.
Investment Highlights
- Four-unit building with a balanced mix of 1‑ and 2‑bed units (6 beds / 4 baths total).
- Strong parking: four separate garages plus open parking — rare for small multifamily in the submarket.
- Significant capital improvements already completed: new roof, electrical panels, and garage doors.
- Individual gas/electric meters and individual water heaters reduce owner utility exposure.
- Partial interior renovations (vinyl flooring, dual-pane windows) reduce near-term capex and support rent upside.
Key Findings
- List price: $1,300,000; price per SF: $416 (based on 3,124 SF).
- Lot size: 7,952 SF (~0.18 acres); year built: 1955.
- Reported 5.5% cap rate on market rents (seller pro forma).
- Four garages provide higher tenant amenity and retention than many local comparables.
- Property appears tenant-occupied with long-term rental income history (verify leases).
Things to Consider
- Tenant roll and in‑place rents need verification; pro forma cap rate should be underwritten to current leases.
- Potential local rent-control/tenant protection rules may impact short-term rent upside—verify jurisdictional ordinances.
- Zoning and potential for redevelopment or ADU additions should be confirmed with City planning.
Opportunity Analysis
Acquire a stabilized 4‑unit small multifamily asset in Whittier with recent capital improvements and strong parking; capture immediate cash flow while executing light value‑add (complete remaining unit upgrades and market rent adjustments) to improve yield.
Potential Use Scenarios
- Confirm current rents and lease expirations; normalize to market rents to validate 5.5% cap rate claim.
- Complete renovations on remaining units to achieve rent parity with updated units.
- Perform detailed capital reserve review despite recent upgrades (HVAC, plumbing, etc.).
- Explore modest increase in rents at turnover where legal/regulatory environment permits.
Risk Factors
- Local tenant protection ordinances may limit rent growth or evictions.
- Aging structure — beyond reported recent upgrades, other systems may need replacement over a 5–10 year horizon.
- Competition from newer small‑multifamily and condominium conversions in the broader LA market.
Buyers should conduct independent due diligence before making any purchase decisions.
AI Valuation Estimate
Low
$1240K
Midpoint
$1300K
High
$1360K
$416/SF estimated price per square foot
Estimate anchored to list price and building size (3,124 sqft). Range reflects expected market variance for small multifamily in Whittier given recent capital improvements and strong parking amenities. No live comparable sales search performed; verify with broker or appraisal.
As of 2026-03-12
This is a computer-generated estimate for informational purposes only and is not an appraisal or professional valuation.
Market & Area Data
Market Trends
Demographics
Stable built environment with modest population change; demand for rental housing remains steady in Whittier submarket given employment centers in LA and Orange County.
Nearby Points of Interest
- Downtown Whittier / Uptown (approx 1.5–2.5 mi)
- Whittwood Town Center / retail nodes (approx 1–3 mi)
Close proximity to retail, dining and services along Whittier Boulevard; parks and regional recreation at Whittier Narrows within a few miles. Commuter access to I-605 and surface streets to central Los Angeles and Orange County.
School District
Market data is based on aggregated public records and may not reflect real-time conditions.
Property Details
Building Details
Lot & Site
Utilities
Zoning & Land Use
Allowed Uses
Tax & Sale History
Tax Assessment
Sale History
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