4-Unit Quadplex with Front
For Sale
$950,000
6133 Prospect Avenue, Maywood, CA 90270
Fully occupied 4-unit quadplex with a front 2-bedroom home and three rear 1-bedroom units on R3-zoned lot.
Property Size2,388 SF
Lot Size0.21 Acres
Days on Market29
Property Features for 6133 Prospect Avenue
General Information
Standard status
Active
Size
2,388 SF
Lot size
0.21 Acres
Property subtype
Quadruplex
Building Details
Building Size
2,388 SF
Year Built
1956
Listing Agency:
Nohco Real Estate
(213) 804-7647
Listed By:
Brian Noh · License #01438155
Source:
Truthrealty
Added: Jul 27
Changed: Aug 23
Last Checked: Aug 22 at 11:43AM
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 Nohco Real Estate
Investment Insights
Based on property information with market context.
This fully occupied quadplex is configured as three separate structures on a single lot. The front home is a 2-bedroom layout with a big front yard and a side patio. In the rear, there are three 1-bedroom, 1-bath units, each with a dedicated parking spot.
Set on a large 9,096 SF lot and built in 1956, the property is zoned R3. The current configuration provides income from the three rear units and an owner-occupier option via the front home. The property also includes space that could support future build-out or additional parking, depending on buyer plans.
The reported performance metrics include an actual 5.0% cap rate and 13.3 GRM. Conveniently located in Maywood with close access to the 710 Freeway.
Set on a large 9,096 SF lot and built in 1956, the property is zoned R3. The current configuration provides income from the three rear units and an owner-occupier option via the front home. The property also includes space that could support future build-out or additional parking, depending on buyer plans.
The reported performance metrics include an actual 5.0% cap rate and 13.3 GRM. Conveniently located in Maywood with close access to the 710 Freeway.
Key Highlights
- Fully occupied 4‑unit quadplex with three separate structures
- Front 2‑bedroom home with big front yard and side patio
- Rear three 1‑bedroom, 1‑bath units with dedicated parking
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
$41,703
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
4.39%
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%
$834,060
$834.1K
Cap Rate 7%
$595,757
$595.8K
Cap Rate 9%
$463,367
$463.4K
Market Conditions
NOI Build-Up for 2,388 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
$64.5K $27.00/SF
− Vacancy
−$4.9K −$2.05/SF
EGI
$59.6K $24.95/SF
− OpEx
−$17.9K −$7.48/SF
NOI
$41.7K $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%
$834,060
Cap Rate 7%
$595,757
Cap Rate 9%
$463,367
Alternative Uses
Best Use
Multifamily LT 5
$595.8K
$521.3K – $695.1K
NOI $41,703 @ 7.0% cap · market cap 4.39%
Second Best
Apartment 5plus
$548.9K
$480.3K – $640.4K
NOI $38,425 @ 7.0% cap · market cap 4.04%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,497 @ 7.0% cap · market cap 9.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,523
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 - Fully occupied 4-unit quadplex with a front 2-bedroom home and three rear 1-bedroom units on R3-zoned lot.
Where is this quadplex located?
The property is located at 6133 Prospect Avenue Maywood, CA.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Fully occupied 4‑unit quadplex with three separate structures; Front 2‑bedroom home with big front yard and side patio; Rear three 1‑bedroom, 1‑bath units with dedicated parking
