Baldwin Park Multifamily Investment
For Sale
$5,500,000
4212 La Rica Avenue, Baldwin Park, CA 91706
16-unit apartment building in Baldwin Park with upside potential.
Property Size15,120 SF
Price / SF$363.76
Days on Market202
Property Features for 4212 La Rica Avenue
General Information
Standard status
Active
Size
15,120 SF
Total Parking Spaces
39
Property subtype
Residential Income / Res Income 2-4 Units
Zoning
Assessor
Net Operating Income
$248,858
Building Details
Year Built
1986
Buildings
2
Units
16
Listing Agency:
A + Realty & Mortgage
Listed By:
Josephine Lee · License #02022553
(626) 855-2530
Source:
Compass
Added: Feb 19
Changed: Sep 8
Last Checked: Sep 7 at 11:23AM
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 A + Realty & Mortgage
Investment Insights
Based on property information with market context.
This 16-unit property presents an investment opportunity in Baldwin Park, known as the Hub of the Valley. The property is near the I-10, I-605, and 210 freeways, providing access to Downtown Los Angeles, Pasadena, Orange County, and the Inland Empire. The property is professionally managed and maintained, featuring two-bedroom, one-bath floor plans with an average unit size of approximately 945 square feet. Recent capital improvements include a new roof, fresh exterior paint, and a newly paved driveway and parking area. In-unit laundry hookups are available. The property has benefited from upgrades over the years. Approximately 90% of the tenants are currently on month-to-month leases, providing potential to adjust rents toward current market levels. Each unit is separately metered for utilities. The property is in a walkable location, moments from the city library, City Hall, offices, schools, fitness centers, places of worship, shopping centers, grocery markets, and dining and retail destinations, including Dollar Tree, McDonald's, and Starbucks. Residents are drawn to Baldwin Parks welcoming, neighborhood-oriented atmosphere.
Key Highlights
- Significant upside potential: 90% of tenants are on month‑to‑month leases.
- Prime location near I‑10, I‑605, and 210 freeways.
- Professionally managed 16‑unit property with spacious two‑bedroom, one‑bath units.
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
$243,293
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
4.42%
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%
$4,865,860
$4.9M
Cap Rate 7%
$3,475,614
$3.5M
Cap Rate 9%
$2,703,256
$2.7M
Market Conditions
NOI Build-Up for 15,120 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
$480.8K $31.80/SF
− Vacancy
−$38.5K −$2.54/SF
EGI
$442.4K $29.26/SF
− OpEx
−$199.1K −$13.17/SF
NOI
$243.3K $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%
$4,865,860
Cap Rate 7%
$3,475,614
Cap Rate 9%
$2,703,256
Alternative Uses
Best Use
Apartment 5plus
$3.48M
$3.04M – $4.05M
NOI $243,293 @ 7.0% cap · market cap 4.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.10M
$7.08M – $9.44M
NOI $566,663 @ 7.0% cap · market cap 10.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
630
Businesses Nearby
Explore this area
Business Placement
Demographics for 91706, CA
73,313
Population
18,853
Households
3.9
Avg Household Size
36
Median Age
14%
College-Educated
68%
High-School Grad
13.5 sq mi
ZIP Area
5,431
Density / Sq Mi
$79,473
Median Household Income
$34,964
Median Earnings
$1,816
Median Rent
$589,900
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?
Apartment building - 16-unit apartment building in Baldwin Park with upside potential.
Where is this apartment building located?
The property is located at 4212 La Rica Avenue Baldwin Park, CA.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: Significant upside potential: 90% of tenants are on month‑to‑month leases.; Prime location near I‑10, I‑605, and 210 freeways.; Professionally managed 16‑unit property with spacious two‑bedroom, one‑bath units.
