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Day 1 Cash Flow + ADU Value Add Opportunity 9249 Birch St 48 Unit Apartment Building $22,865,689 CAD ($476,369 CAD/Unit) 6.04% Cap Rate Spring Valley, CA 91977
Investment Highlights
- Day 1 Cash Flow + ADU Value Add Opportunity through Conversion of Carports (12 Max)
- Rare Opportunity to Obtain Large 48 Unit Building Built in 1980s (65% 2br) w/Excellent Cash Flow
- New Roof (2023), Fence (2023), Windows, Paint, Concrete Courtyard, Water Heaters
- Creative Financing Available
- Newly Renovated w/ Unit Laundry on Most Units, & A/C -Contemporary Interior Finishes w/ Current Design
- Contemporary Interior Finishes w/ Current Design Aesthetic
Executive Summary
Birch Terrace Apartments is a 48-unit community in La Presa, Spring Valley, with a strong mix of sixteen 1BR/1BT, thirty-one 2BR/1BT, and one 3BR/1.5BT units. Renovated in 2025, the property is well maintained with high current cash flow.
Birch Terrace also offers a compelling value-add opportunity: a feasibility assessment indicates the underutilized, carports, garage and storage areas could support conversion into up to 12 additional ADUs (10-11 realistically), with no added parking required. See the ADU Executive Summary later in this offering for details.
Units feature modern finishes rare for the submarket, helping attract quality tenants and strong rents. Most include in-unit laundry, supporting retention. Located in a high cash flow area with steady demand, Birch Terrace presents a renovated asset with real development upside in a growing East County market.
Birch Terrace also offers a compelling value-add opportunity: a feasibility assessment indicates the underutilized, carports, garage and storage areas could support conversion into up to 12 additional ADUs (10-11 realistically), with no added parking required. See the ADU Executive Summary later in this offering for details.
Units feature modern finishes rare for the submarket, helping attract quality tenants and strong rents. Most include in-unit laundry, supporting retention. Located in a high cash flow area with steady demand, Birch Terrace presents a renovated asset with real development upside in a growing East County market.
Data Room Click Here to Access
Financial Summary (Actual - 2025) Click Here to Access |
Annual (CAD) | Annual Per SF (CAD) |
|---|---|---|
| Gross Rental Income |
-
|
-
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
-
|
-
|
| Operating Expenses |
-
|
-
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
Financial Summary (Actual - 2025) Click Here to Access
| Gross Rental Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Taxes (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Operating Expenses (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Total Expenses (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
Property Facts
| Price | $22,865,689 CAD | Apartment Style | Low-Rise |
| Price Per Unit | $476,369 CAD | Building Class | B |
| Sale Type | Investment | Lot Size | 1.23 AC |
| Cap Rate | 6.04% | Building Size | 36,960 SF |
| Gross Rent Multiplier | 11.72 | Average Occupancy | 100% |
| No. Units | 48 | No. Stories | 2 |
| Property Type | Multifamily | Year Built/Renovated | 1984/2025 |
| Property Subtype | Apartment | Parking Ratio | 1.95/1,000 SF |
| Zoning | M52 | ||
| Price | $22,865,689 CAD |
| Price Per Unit | $476,369 CAD |
| Sale Type | Investment |
| Cap Rate | 6.04% |
| Gross Rent Multiplier | 11.72 |
| No. Units | 48 |
| Property Type | Multifamily |
| Property Subtype | Apartment |
| Apartment Style | Low-Rise |
| Building Class | B |
| Lot Size | 1.23 AC |
| Building Size | 36,960 SF |
| Average Occupancy | 100% |
| No. Stories | 2 |
| Year Built/Renovated | 1984/2025 |
| Parking Ratio | 1.95/1,000 SF |
| Zoning | M52 |
Amenities
Unit Amenities
- Air Conditioning
- Dishwasher
- Microwave
- Kitchen
- Refrigerator
- Oven
- Range
- Tub/Shower
- Freezer
Site Amenities
- 24 Hour Access
- Controlled Access
- Laundry Facilities
- Tenant Controlled HVAC
- Online Services
- Public Transportation
- Walk-Up
- Smoke Detector
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| 2+1 | 31 | $3,571 CAD | 800 |
| 1+1 | 16 | $2,945 CAD | 700 |
| 3+1.5 | 1 | $4,353 CAD | 900 |
1 1
Fairly walkable
40/100
Exceptionally drivable
100/100
Limited public transit
30/100
Fairly bikeable
40/100
Property Taxes
| Parcel Number | 578-200-12 | Improvements Assessment | $7,115,010 CAD (2026) |
| Land Assessment | $7,399,610 CAD (2026) | Total Assessment | $14,514,620 CAD (2026) |
Property Taxes
Parcel Number
578-200-12
Land Assessment
$7,399,610 CAD (2026)
Improvements Assessment
$7,115,010 CAD (2026)
Total Assessment
$14,514,620 CAD (2026)
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Street
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Day 1 Cash Flow + ADU Value Add Opportunity | 9249 Birch St
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