Single-Story Apartment
For Sale
$1,750,000
5540 Clara ST, Bell Gardens, CA 90201
Seven-unit property combining detached cottages and duplex residences with on-site parking and individual laundry hookups.
Property Size5,877 SF
Lot Size0.51 Acres
Days on Market44
Property Features for 5540 Clara ST
General Information
Standard status
Active
Size
5,877 SF
Lot size
0.51 Acres
Property subtype
Apartment
Units
Unit Mix
1 x 4BR/1.5BA, 2 x 3BR/1BA, 1 x 2BR/1BA, 1 x 3BR/2BA, 2 x 1BR/1BA
Multifamily Units
7
Additional Details
Public Transit
Yes
Amenities
onsite garage parking
open-space parking
individual washer and dryer hookups
Building Details
Building Size
5,877 SF
Year Built
1965
Buildings
5
Stories
1
Listing Agency:
RE/MAX 2000 REALTY
(909) 349-0363
Listed By:
Kristopher German · License #01800021
Source:
Milsteinestates
Added: Jul 20
Changed: Aug 30
Last Checked: Aug 31 at 9:29PM
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 2000 REALTY
Investment Insights
Based on property information with market context.
This seven-unit apartment property was built in 1965 and occupies a 22,400+ square foot lot at 5540 Clara Street in Bell Gardens, California. The all-single-story layout includes three detached cottages and two duplex structures, creating a mix of individual-home-style residences and multi-unit buildings. Unit configurations include one four-bedroom, one-and-a-half-bath cottage; three-bedroom and two-bedroom cottages; a three-bedroom, two-bath duplex unit; a three-bedroom, one-bath duplex unit; and two one-bedroom, one-bath units.
Residents have access to garage and open-space parking, along with individual washer and dryer hookups. The property is near shopping, entertainment, schools, and public transportation. Projected market financials identify an 8.7% CAP Rate and 8.5 GRM.
Residents have access to garage and open-space parking, along with individual washer and dryer hookups. The property is near shopping, entertainment, schools, and public transportation. Projected market financials identify an 8.7% CAP Rate and 8.5 GRM.
Key Highlights
- 7‑unit multifamily property on a 22,400+ sq. ft. lot
- All units are arranged in single‑story construction
- Unit mix includes 4‑bedroom, 3‑bedroom, 2‑bedroom, and 1‑bedroom residences
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
$94,566
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
5.40%
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%
$1,891,320
$1.9M
Cap Rate 7%
$1,350,943
$1.4M
Cap Rate 9%
$1,050,733
$1.1M
Market Conditions
NOI Build-Up for 5,877 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
$186.9K $31.80/SF
− Vacancy
−$15.0K −$2.54/SF
EGI
$171.9K $29.26/SF
− OpEx
−$77.4K −$13.17/SF
NOI
$94.6K $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%
$1,891,320
Cap Rate 7%
$1,350,943
Cap Rate 9%
$1,050,733
Alternative Uses
Best Use
Apartment 5plus
$1.35M
$1.18M – $1.58M
NOI $94,566 @ 7.0% cap · market cap 5.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.15M
$2.75M – $3.67M
NOI $220,257 @ 7.0% cap · market cap 12.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Residential units
Location Intelligence
Trade Area within ½ mile
949
Businesses Nearby
Explore this area
Business Placement
Demographics for 90201, CA
95,810
Population
24,989
Households
3.8
Avg Household Size
32
Median Age
7%
College-Educated
55%
High-School Grad
6.0 sq mi
ZIP Area
15,968
Density / Sq Mi
$56,824
Median Household Income
$30,264
Median Earnings
$1,623
Median Rent
$542,800
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 - Seven-unit property combining detached cottages and duplex residences with on-site parking and individual laundry hookups.
Where is this apartment building located?
The property is located at 5540 Clara ST Bell Gardens, CA.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 7‑unit multifamily property on a 22,400+ sq. ft. lot; All units are arranged in single‑story construction; Unit mix includes 4‑bedroom, 3‑bedroom, 2‑bedroom, and 1‑bedroom residences
