New-Construction Triplex with
For Sale
Under Contract
$1,950,000
6118 Amos, Lakewood, CA 90712
Lakewood, CA
Property Size4,053 SF
Lot Size0.13 Acres
Price / SF$481.13
Days on Market275
Property Features for 6118 Amos
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Property condition
Under Construction
Bedrooms
10
Bathrooms
7
Full bathrooms
3
Rooms
Bedroom 3, Bedroom 2, Bathroom 5, Bedroom 4, Bathroom 4, Bathroom 1, Kitchen, Bedroom 9, Bedroom 7, Bedroom 6, Bedroom 10, Bedroom 1, Laundry Room, Bathroom 2, Bathroom 3, Bedroom 8, Bedroom 5, Bathroom 6, Bathroom 7
Interior features
Quartz Counters, Block Walls, Ceiling Fan(s), Recessed Lighting, Open Floorplan
Appliances
Electric Water Heater, Free-Standing Range, Built-In Range, Electric Range, Disposal, Dishwasher, Microwave, Water Heater
Lot features
Sprinklers In Front, Front Yard
Elementary school district
Bellflower Unified
Middle school district
Bellflower Unified
High school district
Bellflower Unified
Directions
North of South St., West of Bellflower
Subdivision
21 - Crest Gardens, Mayfair, Signature
Standard status
Active Under Contract
APN
7167032010
Size
4,053 SF
Lot size
0.13 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
solar panels
EV charging outlets
ceiling fans
artificial turf
Building Details
Year built
2025
Floors in Building
2
Number of units
3
Listing Agency:
College Park Realty, Inc · RE/MAX International
(562) 594-6753
Listed By:
Michelle Scales · License #00952161
(714) 264-1173
Added: Nov 24, 2025
Changed: Aug 25
Last Checked: Aug 26 at 11:06PM
MLS# RS25265977
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This under-construction triplex comprises three newly built dwelling units totaling 4,053 square feet on a 0.1321-acre lot. The front two-story residence measures 1,659 square feet and includes four bedrooms and three bathrooms. A second 1,197-square-foot, three-bedroom, two-bath home is positioned above a 1,197-square-foot accessory dwelling unit with the same bedroom and bathroom count. Each unit has separate utilities, central HVAC, heat-pump water heating, induction cooking, and a 30A 240V Level 2 EV charging outlet.
The interiors feature open floor plans, quartz countertops, shaker cabinetry, stainless steel workstation sinks, waterproof vinyl plank flooring, dual-pane vinyl windows, and tile-finished bathrooms with custom glass enclosures. Solar panels serving each unit are fully paid. The property also provides at least seven off-street parking spaces, artificial turf, planter boxes, and a steel-and-concrete rear staircase.
The interiors feature open floor plans, quartz countertops, shaker cabinetry, stainless steel workstation sinks, waterproof vinyl plank flooring, dual-pane vinyl windows, and tile-finished bathrooms with custom glass enclosures. Solar panels serving each unit are fully paid. The property also provides at least seven off-street parking spaces, artificial turf, planter boxes, and a steel-and-concrete rear staircase.
Key Highlights
- Three dwelling units totaling 4,053 square feet
- Front home: 1,659 SF, four bedrooms, three bathrooms
- Two additional units each measure 1,197 SF with three bedrooms and two bathrooms
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
$70,780
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
3.63%
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%
$1,415,600
$1.4M
Cap Rate 7%
$1,011,143
$1.0M
Cap Rate 9%
$786,444
$786.4K
Market Conditions
NOI Build-Up for 4,053 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
$109.4K $27.00/SF
− Vacancy
−$8.3K −$2.05/SF
EGI
$101.1K $24.95/SF
− OpEx
−$30.3K −$7.48/SF
NOI
$70.8K $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%
$1,415,600
Cap Rate 7%
$1,011,143
Cap Rate 9%
$786,444
Alternative Uses
Best Use
Multifamily LT 5
$1.01M
$884.8K – $1.18M
NOI $70,780 @ 7.0% cap · market cap 3.63%
Second Best
Apartment 5plus
$931.7K
$815.2K – $1.09M
NOI $65,216 @ 7.0% cap · market cap 3.34%
Theoretical Best
Office A
$2.17M
$1.90M – $2.53M
NOI $151,897 @ 7.0% cap · market cap 7.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,059
Businesses Nearby
Explore this area
Business Placement
Demographics for 90712, CA
32,332
Population
10,170
Households
3.2
Avg Household Size
40
Median Age
37%
College-Educated
92%
High-School Grad
4.2 sq mi
ZIP Area
7,698
Density / Sq Mi
$119,246
Median Household Income
$59,395
Median Earnings
$2,302
Median Rent
$779,600
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?
Triplex - Three separate homes offer open layouts, dedicated utilities, EV charging, and efficient electric systems throughout.
Where is this triplex located?
The property is located at 6118 Amos Lakewood, CA.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Three dwelling units totaling 4,053 square feet; Front home: 1,659 SF, four bedrooms, three bathrooms; Two additional units each measure 1,197 SF with three bedrooms and two bathrooms
