Uptown Whittier Multifamily Investment
For Sale
$1,050,000
6219 Pickering Avenue, Whittier, CA 90601
Four-unit building in Uptown Whittier with remodeling and below-market rents.
Property Size2,838 SF
Price / SF$369.98
Days on Market284
Property Features for 6219 Pickering Avenue
General Information
Standard status
Active
Size
2,838 SF
Property subtype
Multifamily
Building Details
Building Size
2,838 SF
Year Built
1983
Listing Agency:
SVN | Rich Investment Real Estate Partners Los Angeles
(310) 892-6892
Listed By:
Shiva Monify · License #CalDRE #01728143
(310) 892-6892
Source:
Svn
Added: Nov 21, 2025
Changed: Aug 15
Last Checked: Aug 31 at 2:21PM
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 SVN | Rich Investment Real Estate Partners Los Angeles
Investment Insights
Based on property information with market context.
This four-unit multifamily building presents an investment opportunity in uptown Whittier. Constructed in 1983, the 2,838 square foot building is situated on a 0.14-acre lot. The property has been remodeled and features private balconies, copper plumbing, secure enclosed garages, secured storage space, and an on-site laundry room. The unit mix consists of four 2-bedroom, 1-bathroom units. Each unit is separately metered for gas and electricity. Street parking is available. All tenants are on month-to-month leases, and rents are below market. Two of the tenants participate in Section 8. The property is located on a residential street with convenient access to public transportation, schools, and other amenities. Whittier is an upscale suburban city with a diverse population. As of the 2010 United States Census, the city had a population of 85,331 and encompasses 14.7 square miles. The city is named for the poet John Greenleaf Whittier and is home to Whittier College. This property is not subject to rent control and is located in a residential neighborhood near amenities.
Key Highlights
- Great investment opportunity with below‑market rents and month‑to‑month leases, allowing for immediate rent increases.
- Four‑unit multifamily building (2,838 SF) in desirable Uptown Whittier.
- Remodeled building featuring private balconies, copper plumbing, secure enclosed garages, and secured storage space.
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
$49,562
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
4.72%
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%
$991,240
$991.2K
Cap Rate 7%
$708,029
$708.0K
Cap Rate 9%
$550,689
$550.7K
Market Conditions
NOI Build-Up for 2,838 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
$76.6K $27.00/SF
− Vacancy
−$5.8K −$2.05/SF
EGI
$70.8K $24.95/SF
− OpEx
−$21.2K −$7.48/SF
NOI
$49.6K $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%
$991,240
Cap Rate 7%
$708,029
Cap Rate 9%
$550,689
Alternative Uses
Best Use
Multifamily LT 5
$708.0K
$619.5K – $826.0K
NOI $49,562 @ 7.0% cap · market cap 4.72%
Second Best
Apartment 5plus
$652.4K
$570.8K – $761.1K
NOI $45,666 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$1.52M
$1.33M – $1.77M
NOI $106,362 @ 7.0% cap · market cap 10.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,984
Businesses Nearby
Explore this area
Business Placement
Demographics for 90601, CA
32,625
Population
11,161
Households
2.9
Avg Household Size
40
Median Age
31%
College-Educated
88%
High-School Grad
10.6 sq mi
ZIP Area
3,078
Density / Sq Mi
$102,267
Median Household Income
$53,031
Median Earnings
$1,862
Median Rent
$729,000
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?
Quadplex - Four-unit building in Uptown Whittier with remodeling and below-market rents.
Where is this quadplex located?
The property is located at 6219 Pickering Avenue Whittier, CA.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Great investment opportunity with below‑market rents and month‑to‑month leases, allowing for immediate rent increases.; Four‑unit multifamily building (2,838 SF) in desirable Uptown Whittier.; Remodeled building featuring private balconies, copper plumbing, secure enclosed garages, and secured storage space.
