Three-Home Triplex with
For Sale
Under Contract
$1,235,000
10456 Downey Norwalk Road, Norwalk, CA 90650
Norwalk, CA
Property Size2,705 SF
Lot Size0.35 Acres
Price / SF$456.56
Days on Market44
Property Features for 10456 Downey Norwalk Road
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bedroom 6, Bedroom 5, Bedroom 1, Bathroom 3, Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 2
Parking
10
Parking features
Assigned, Carport, Driveway, Garage
Lot features
Sprinklers In Front, Rectangular Lot, Sprinklers Timer, Front Yard, Lot 10000-19999 Sqft
Elementary school district
Norwalk - La Mirada
Middle school district
Norwalk - La Mirada
High school district
Norwalk - La Mirada
Directions
605 Fwy to Firestone. South on Hoxie Ave. to Downey Norwalk Rd. Property at very end of Road.
Subdivision
M1 - Norwalk
Standard status
Active Under Contract
APN
8021020012
Size
2,705 SF
Lot size
0.35 Acres
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
yards
Building Details
Year built
1958
Floors in Building
1
Number of units
3
Roof type
Composition
Listing Agency:
Bell Realty Group
(714) 309-3549
Listed By:
Richard Bell · License #01344469
(810) 706-0006
Added: Aug 14
Changed: Sep 22
Last Checked: Sep 26 at 6:06AM
MLS# PW26180139
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This triplex consists of three separate single-story homes on a 0.3538-acre lot. Each residence includes two bedrooms and one bathroom, with private yard areas. The front home has a two-car garage, while additional parking is provided through the driveway, carport, and assigned spaces. The property contains 2,705 square feet and was built in 1958. Composition roofs, public water, and public sewer serve the property.
The parcel is in a residential neighborhood with open space behind it. Access to the 605 Freeway and connecting freeways is convenient, and Costco and other shopping are nearby. Long-term tenants are in place and are willing to remain, while the existing three-home configuration also supports owner occupancy or multigenerational living as described in the property information.
The parcel is in a residential neighborhood with open space behind it. Access to the 605 Freeway and connecting freeways is convenient, and Costco and other shopping are nearby. Long-term tenants are in place and are willing to remain, while the existing three-home configuration also supports owner occupancy or multigenerational living as described in the property information.
Key Highlights
- Three separate homes on a 0.3538‑acre lot
- Each home has 2 bedrooms, 1 bathroom, a single‑story layout, and a yard
- Front residence includes a 2‑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
$48,599
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
3.94%
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%
$971,980
$972.0K
Cap Rate 7%
$694,271
$694.3K
Cap Rate 9%
$539,989
$540.0K
Market Conditions
NOI Build-Up for 2,705 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
$73.0K $27.00/SF
− Vacancy
−$3.6K −$1.33/SF
EGI
$69.4K $25.67/SF
− OpEx
−$20.8K −$7.70/SF
NOI
$48.6K $17.97/SF
Area
Norwalk, CA
Vacancy
4.94%
Lease Rate
$27.00 /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%
$971,980
Cap Rate 7%
$694,271
Cap Rate 9%
$539,989
Alternative Uses
Best Use
Multifamily LT 5
$694.3K
$607.5K – $810.0K
NOI $48,599 @ 7.0% cap · market cap 3.94%
Second Best
Apartment 5plus
$619.0K
$541.6K – $722.1K
NOI $43,327 @ 7.0% cap · market cap 3.51%
Theoretical Best
Office A
$855.6K
$748.7K – $998.2K
NOI $59,894 @ 7.0% cap · market cap 4.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,001
Businesses Nearby
Explore this area
Business Placement
Demographics for 90650, CA
102,891
Population
27,346
Households
3.8
Avg Household Size
37
Median Age
21%
College-Educated
77%
High-School Grad
9.9 sq mi
ZIP Area
10,393
Density / Sq Mi
$98,709
Median Household Income
$42,060
Median Earnings
$2,014
Median Rent
$616,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Triplex - Three detached single-story residences offer private yards, newer roofs, and multiple parking options.
Where is this triplex located?
The property is located at 10456 Downey Norwalk Road Norwalk, CA.
What is the asking price?
The asking price for this property is $1,235,000.
What are key features of this property?
This property features: Three separate homes on a 0.3538‑acre lot; Each home has 2 bedrooms, 1 bathroom, a single‑story layout, and a yard; Front residence includes a 2‑car garage
