Bellflower Investment Opportunity on
For Sale
$4,000,000
15551 Cornuta, Bellflower, CA 90706
Multiple detached residences on 1.14 acres in Los Angeles County.
Property Size11,238 SF
Lot Size1.14 Acres
Days on Market223
Property Features for 15551 Cornuta
General Information
Standard status
Active
Size
11,238 SF
Lot size
1.14 Acres
Property subtype
Mixed Use
Amenities
Central
Building Details
Building Size
11,238 SF
Year Built
1987
Stories
2
Listing Agency:
Keller Williams Premier Properties
Listed By:
Bobejo Kelley · License #02085097
(310) 846-3017
Source:
Kw
Added: Jan 23
Changed: Aug 14
Last Checked: Aug 14 at 6:02AM
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 Keller Williams Premier Properties
Investment Insights
Based on property information with market context.
This Bellflower property presents a rare investment opportunity, featuring multiple detached residences situated on a single 1.14-acre parcel. Located in a supply-constrained Los Angeles County submarket, the property includes additional income-producing garages. It offers stable in-place income with potential upside through rent normalization and optimization of existing garage revenue. The current operations reflect long-term tenancy, with one unit positioned for anticipated rent adjustment, supporting potential near-term income growth. This asset is suited for value-add investors, long-term hold buyers, and 1031 exchange purchasers seeking durable cash flow in a high-demand infill location. Aerial and site context is available via video. Shown subject to accepted offer, with no interior access prior to acceptance. All information to be verified by buyer.
Key Highlights
- 1.14‑acre parcel with multiple detached residences.
- Income‑producing garages provide additional revenue.
- Located in a supply‑constrained Los Angeles County submarket.
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
$180,828
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
4.52%
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%
$3,616,560
$3.6M
Cap Rate 7%
$2,583,257
$2.6M
Cap Rate 9%
$2,009,200
$2.0M
Market Conditions
NOI Build-Up for 11,238 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
$357.4K $31.80/SF
− Vacancy
−$28.6K −$2.54/SF
EGI
$328.8K $29.26/SF
− OpEx
−$148.0K −$13.17/SF
NOI
$180.8K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$3,616,560
Cap Rate 7%
$2,583,257
Cap Rate 9%
$2,009,200
Alternative Uses
Best Use
Apartment 5plus
$2.58M
$2.26M – $3.01M
NOI $180,828 @ 7.0% cap · market cap 4.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.02M
$5.26M – $7.02M
NOI $421,175 @ 7.0% cap · market cap 10.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
998
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Multiple detached residences on 1.14 acres in Los Angeles County.
Where is this multifamily property located?
The property is located at 15551 Cornuta Bellflower, CA.
What is the asking price?
The asking price for this property is $4,000,000.
What are key features of this property?
This property features: 1.14‑acre parcel with multiple detached residences.; Income‑producing garages provide additional revenue.; Located in a supply‑constrained Los Angeles County submarket.
