Well-Maintained Six-Unit Income
For Sale
$2,250,000
4918 NW Tobias Avenue 6, Pico Rivera, CA 90660
Six fully occupied units within a well-kept multifamily building, with a roof replacement completed for all units three years ago.
Property Size4,504 SF
Lot Size0.28 Acres
Price / SF$499.56
Days on Market84
Property Features for 4918 NW Tobias Avenue 6
General Information
Standard status
Active
Size
4,504 SF
Lot size
0.28 Acres
Property subtype
Triplex
Occupancy
100%
Additional Details
Highway Access
Yes
Multifamily Units
6
Building Details
Building Size
4,504 SF
Year Built
1947
Tenancy
Multi
Listing Agency:
RE/MAX CHAMPIONS
(408) 639-8362
Listed By:
Rosalba Farias · License #00987798
Source:
Velocityrealtysd
Added: Jun 1
Changed: Aug 23
Last Checked: Aug 22 at 7:20AM
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 RE/MAX CHAMPIONS
Investment Insights
Based on property information with market context.
This six-unit multifamily property is configured as fully occupied rental units and is described as well-maintained under the current ownership. The building totals approximately 4,504 square feet on a lot size of over 12,254 square feet. A roof replacement was completed for all six units approximately three years ago.
The property is located at 4920–4918 Tobias Ave in Pico Rivera, with access to the I-605 Freeway listed as less than one mile away near Whittier Blvd. The area is characterized in the remarks as a desirable rental market with steady housing demand.
For buyers seeking an income-producing asset, this offering presents a chance to own a small multifamily building in a tightly held local market, with all six units reported occupied on a month-to-month basis.
The property is located at 4920–4918 Tobias Ave in Pico Rivera, with access to the I-605 Freeway listed as less than one mile away near Whittier Blvd. The area is characterized in the remarks as a desirable rental market with steady housing demand.
For buyers seeking an income-producing asset, this offering presents a chance to own a small multifamily building in a tightly held local market, with all six units reported occupied on a month-to-month basis.
Key Highlights
- 6‑unit multifamily property built in 1947 with approx. 4,504 sq. ft. building size
- All 6 units are fully occupied with long‑term month‑to‑month tenants
- Roof replacement was completed for all 6 units approx. 3 years ago
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
$72,473
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
3.22%
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%
$1,449,460
$1.4M
Cap Rate 7%
$1,035,329
$1.0M
Cap Rate 9%
$805,256
$805.3K
Market Conditions
NOI Build-Up for 4,504 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
$143.2K $31.80/SF
− Vacancy
−$11.5K −$2.54/SF
EGI
$131.8K $29.26/SF
− OpEx
−$59.3K −$13.17/SF
NOI
$72.5K $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%
$1,449,460
Cap Rate 7%
$1,035,329
Cap Rate 9%
$805,256
Alternative Uses
Best Use
Apartment 5plus
$1.04M
$905.9K – $1.21M
NOI $72,473 @ 7.0% cap · market cap 3.22%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.41M
$2.11M – $2.81M
NOI $168,800 @ 7.0% cap · market cap 7.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
876
Businesses Nearby
Explore this area
Business Placement
Demographics for 90660, CA
62,013
Population
17,281
Households
3.6
Avg Household Size
38
Median Age
16%
College-Educated
72%
High-School Grad
7.8 sq mi
ZIP Area
7,950
Density / Sq Mi
$86,956
Median Household Income
$41,526
Median Earnings
$1,775
Median Rent
$621,400
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 - Six fully occupied units within a well-kept multifamily building, with a roof replacement completed for all units three years ago.
Where is this apartment building located?
The property is located at 4918 NW Tobias Avenue 6 Pico Rivera, CA.
What is the asking price?
The asking price for this property is $2,250,000.
What are key features of this property?
This property features: 6‑unit multifamily property built in 1947 with approx. 4,504 sq. ft. building size; All 6 units are fully occupied with long‑term month‑to‑month tenants; Roof replacement was completed for all 6 units approx. 3 years ago
