Custom Home with Separate
For Sale
$1,490,000
10401 Park St, Bellflower, CA 90706
Renovated 7-bedroom home with a contained 2-bedroom unit, paid-off solar, and a large fenced backyard for flexible living.
Property Size2,926 SF
Days on Market98
Property Features for 10401 Park St
General Information
Standard status
Active
Size
2,926 SF
Total Parking Spaces
2
Property subtype
Investment
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Building Details
Building Size
2,926 SF
Year Built
2002
Stories
2
Units
2
Listing Agency:
US National Realty
Listed By:
RAYMOND TSAI · License #01784303
(626) 964-5500
Source:
Elliman
Added: Jun 14
Changed: Sep 15
Last Checked: Sep 18 at 10:17AM
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 US National Realty
Investment Insights
Based on property information with market context.
This custom 7-bedroom home features a recently renovated main house plus a separate, fully contained 2-bedroom/1-bath income unit accessed from multiple entrances. The main level includes a grand staircase, high ceilings, luxury vinyl plank flooring, and abundant natural light. An updated kitchen with quartz countertops, stainless steel appliances, and a large island with waterfall edge and seating opens to the formal dining room. The dining room includes a cozy fireplace. A lower level guest room, full bathroom, and laundry area round out the main home.
Outside, both the main house and the ADU have access to a massive fenced-in backyard with a large patio for grilling and entertaining, a shed for gardening supplies, and mature fruit trees including papaya. The property also includes a 2-car garage and paid-off solar panels.
Located on a quiet cul-de-sac on the edge of Caruthers Park and near the Bellflower Bike Trail, the home offers convenient access to shopping and dining along Artesia Blvd. With a contained second unit and shared outdoor space, the layout supports multigenerational living while also allowing owners to consider tenanting the separate unit, including short-term rental use if desired. Easy freeway access to the 91 and 605 further supports day-to-day flexibility.
Outside, both the main house and the ADU have access to a massive fenced-in backyard with a large patio for grilling and entertaining, a shed for gardening supplies, and mature fruit trees including papaya. The property also includes a 2-car garage and paid-off solar panels.
Located on a quiet cul-de-sac on the edge of Caruthers Park and near the Bellflower Bike Trail, the home offers convenient access to shopping and dining along Artesia Blvd. With a contained second unit and shared outdoor space, the layout supports multigenerational living while also allowing owners to consider tenanting the separate unit, including short-term rental use if desired. Easy freeway access to the 91 and 605 further supports day-to-day flexibility.
Key Highlights
- Custom home built in 2002 with 7 bedrooms plus a separate, contained 2‑bed/1‑bath income unit with multiple entrances
- Main house recently renovated with updated kitchen: quartz countertops, stainless steel appliances, and large island with seating
- 12,900+ SF fenced rear yard with large patio, shed, and mature fruit trees including papaya
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
$51,098
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
3.43%
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%
$1,021,960
$1.0M
Cap Rate 7%
$729,971
$730.0K
Cap Rate 9%
$567,756
$567.8K
Market Conditions
NOI Build-Up for 2,926 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
$79.0K $27.00/SF
− Vacancy
−$6.0K −$2.05/SF
EGI
$73.0K $24.95/SF
− OpEx
−$21.9K −$7.48/SF
NOI
$51.1K $17.46/SF
Area
Los Angeles County, CA
Vacancy
7.60%
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%
$1,021,960
Cap Rate 7%
$729,971
Cap Rate 9%
$567,756
Alternative Uses
Best Use
Multifamily LT 5
$730.0K
$638.7K – $851.6K
NOI $51,098 @ 7.0% cap · market cap 3.43%
Second Best
Apartment 5plus
$672.6K
$588.5K – $784.7K
NOI $47,082 @ 7.0% cap · market cap 3.16%
Theoretical Best
Office A
$1.57M
$1.37M – $1.83M
NOI $109,660 @ 7.0% cap · market cap 7.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,037
Businesses Nearby
Explore this area
Business Placement
Demographics for 90706, CA
79,179
Population
24,499
Households
3.2
Avg Household Size
36
Median Age
20%
College-Educated
78%
High-School Grad
6.1 sq mi
ZIP Area
12,980
Density / Sq Mi
$77,602
Median Household Income
$38,452
Median Earnings
$1,771
Median Rent
$661,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Renovated 7-bedroom home with a contained 2-bedroom unit, paid-off solar, and a large fenced backyard for flexible living.
Where is this duplex located?
The property is located at 10401 Park St Bellflower, CA.
What is the asking price?
The asking price for this property is $1,490,000.
What are key features of this property?
This property features: Custom home built in 2002 with 7 bedrooms plus a separate, contained 2‑bed/1‑bath income unit with multiple entrances; Main house recently renovated with updated kitchen: quartz countertops, stainless steel appliances, and large island with seating; 12,900+ SF fenced rear yard with large patio, shed, and mature fruit trees including papaya
