Triplex with Four-Car
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For Sale
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6322 Bissell Street, Huntington Park, CA 90255
Three detached residences share a high-density residential parcel with a varied unit mix.
Property Size2,383 SF
Lot Size0.18 Acres
Price / SF$366.76
Days on Market7
Property Features for 6322 Bissell Street
General Information
Standard status
Active
Size
2,383 SF
Total Parking Spaces
4
Lot size
0.18 Acres
Property subtype
Multifamily
Zoning
HPR3 · high-density residential
Occupancy
100%
Investment Type
Value Add
Units
Unit Mix
1 x 3BR front house, 1 x 2BR middle house, 1 x 1BR rear unit
Multifamily Units
3
Additional Details
Gross Income
$45,600
Building Details
Year Built
1946
Buildings
3
Stories
1
Units
3
Tenancy
Multi
Listing Agency:
Centennial Advisers
Listed By:
Tom Watkins · License #CA 01754440
(310) 694-3978
Source:
Crexi
Added: Aug 28
Changed: Sep 1
Last Checked: Sep 1 at 9:05PM
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 Centennial Advisers
Investment Insights
Based on property information with market context.
This 2,383-square-foot triplex consists of three separate single-story residences: a 3BR front cottage, a 2BR middle cottage, and a 1BR rear cottage. A four-car garage provides additional on-site storage or parking capacity. Built in 1946, the property occupies an 8,051-square-foot lot at 6322 Bissell Street in Huntington Park.
The parcel is zoned HPR3 · high-density residential. California SB 1211 permits up to three additional units on the parcel, according to the provided property information. The existing configuration offers three distinct dwellings within one multifamily property, with the unit mix distributed across the site rather than within a single structure.
The parcel is zoned HPR3 · high-density residential. California SB 1211 permits up to three additional units on the parcel, according to the provided property information. The existing configuration offers three distinct dwellings within one multifamily property, with the unit mix distributed across the site rather than within a single structure.
Key Highlights
- Three separate cottages with 3BR, 2BR, and 1BR unit mix
- 2,383 square feet of total property size
- 8,051‑square‑foot lot
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
$41,616
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
4.76%
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%
$832,320
$832.3K
Cap Rate 7%
$594,514
$594.5K
Cap Rate 9%
$462,400
$462.4K
Market Conditions
NOI Build-Up for 2,383 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
$64.3K $27.00/SF
− Vacancy
−$4.9K −$2.05/SF
EGI
$59.5K $24.95/SF
− OpEx
−$17.8K −$7.48/SF
NOI
$41.6K $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%
$832,320
Cap Rate 7%
$594,514
Cap Rate 9%
$462,400
Alternative Uses
Best Use
Multifamily LT 5
$594.5K
$520.2K – $693.6K
NOI $41,616 @ 7.0% cap · market cap 4.76%
Second Best
Apartment 5plus
$547.8K
$479.3K – $639.1K
NOI $38,344 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,309 @ 7.0% cap · market cap 10.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,222
Businesses Nearby
Explore this area
Business Placement
Demographics for 90255, CA
71,157
Population
19,265
Households
3.7
Avg Household Size
34
Median Age
9%
College-Educated
53%
High-School Grad
3.7 sq mi
ZIP Area
19,232
Density / Sq Mi
$61,376
Median Household Income
$31,695
Median Earnings
$1,443
Median Rent
$562,600
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 detached residences share a high-density residential parcel with a varied unit mix.
Where is this triplex located?
The property is located at 6322 Bissell Street Huntington Park, CA.
What is the asking price?
The asking price for this property is $874,000.
What are key features of this property?
This property features: Three separate cottages with 3BR, 2BR, and 1BR unit mix; 2,383 square feet of total property size; 8,051‑square‑foot lot
