Quadplex with Detached Rear
For Sale
$895,000
4959 E 60th, Maywood, CA 90270
The layout pairs three front rental units with a separate rear residence.
Property Size2,154 SF
Days on Market14
Property Features for 4959 E 60th
General Information
Standard status
Active
Size
2,154 SF
Property subtype
Apartment
Units
Unit Mix
1 x 2BR/1BA, 3 x 1BR
Multifamily Units
4
Building Details
Building Size
2,154 SF
Year Built
1948
Listing Agency:
Century 21 Jervis & Associates
(562) 244-3897
Listed By:
Yehia Zakaria · License #01943432
Source:
Milsteinestates
Added: Aug 16
Changed: Aug 28
Last Checked: Aug 22 at 10:16AM
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 Century 21 Jervis & Associates
Investment Insights
Based on property information with market context.
This 4-unit property, built in 1948, combines a detached rear residence with a three-unit front structure. The rear home includes 2 bedrooms and 1 bath, while the front portion contains three 1-bedroom units. Two of the front units are positioned at ground level, and the third is located above the carport, creating a distinct configuration within the property.
Situated in Maywood, the property provides access to surrounding shopping, dining, transportation, and major employment areas. Its layout supports an owner-occupant arrangement with a separate residence and additional rental units, or continued operation as a four-unit income-producing property.
Situated in Maywood, the property provides access to surrounding shopping, dining, transportation, and major employment areas. Its layout supports an owner-occupant arrangement with a separate residence and additional rental units, or continued operation as a four-unit income-producing property.
Key Highlights
- 4‑unit property built in 1948
- Detached rear home with 2 bedrooms and 1 bath
- Front structure contains three 1‑bedroom 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
$37,617
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
4.20%
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%
$752,340
$752.3K
Cap Rate 7%
$537,386
$537.4K
Cap Rate 9%
$417,967
$418.0K
Market Conditions
NOI Build-Up for 2,154 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
$58.2K $27.00/SF
− Vacancy
−$4.4K −$2.05/SF
EGI
$53.7K $24.95/SF
− OpEx
−$16.1K −$7.48/SF
NOI
$37.6K $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%
$752,340
Cap Rate 7%
$537,386
Cap Rate 9%
$417,967
Alternative Uses
Best Use
Multifamily LT 5
$537.4K
$470.2K – $627.0K
NOI $37,617 @ 7.0% cap · market cap 4.20%
Second Best
Apartment 5plus
$495.1K
$433.3K – $577.7K
NOI $34,660 @ 7.0% cap · market cap 3.87%
Theoretical Best
Office A
$1.15M
$1.01M – $1.35M
NOI $80,727 @ 7.0% cap · market cap 9.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
901
Businesses Nearby
Explore this area
Business Placement
Demographics for 90270, CA
25,113
Population
6,451
Households
3.9
Avg Household Size
33
Median Age
8%
College-Educated
48%
High-School Grad
1.2 sq mi
ZIP Area
20,928
Density / Sq Mi
$61,753
Median Household Income
$30,758
Median Earnings
$1,469
Median Rent
$595,000
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 - The layout pairs three front rental units with a separate rear residence.
Where is this quadplex located?
The property is located at 4959 E 60th Maywood, CA.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 4‑unit property built in 1948; Detached rear home with 2 bedrooms and 1 bath; Front structure contains three 1‑bedroom units
