Freestanding Retail and Live-Work
For Sale
$1,100,000
6322 Eastern Avenue, Bell Gardens, CA 90201
Freestanding commercial building with two addresses and rear alley access, offering flexible live-work and service use potential.
Property Size3,277 SF
Days on Market42
Property Features for 6322 Eastern Avenue
General Information
Standard status
Active
Size
3,277 SF
Property subtype
Mixed Use
Additional Details
Highway Access
Yes
Building Details
Building Size
3,277 SF
Year Built
1957
Listing Agency:
INTERNATIONAL REAL ESTATE SVCS
(626) 593-4225
Listed By:
Richard Saldana · License #01964540
Source:
Archetyperealty
Added: Jul 13
Changed: Aug 23
Last Checked: Aug 22 at 8:50AM
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 INTERNATIONAL REAL ESTATE SVCS
Investment Insights
Based on property information with market context.
This freestanding commercial building includes two addresses. 6322 is currently utilized for the business operation, and 6324 includes a rear residential living area, creating flexibility for an owner-user or mixed-use configuration. The property is described as suitable for a variety of commercial uses, including retail, office, medical, and automotive services.
The building is located along a high-visibility corridor in Bell Gardens, with excellent street frontage. It also provides rear alley access, and the public remarks note convenient proximity to major freeways.
The asset is positioned within an established mix of retail, commercial, and service-oriented businesses, which supports its practical day-to-day accessibility for a range of permitted business operations.
The building is located along a high-visibility corridor in Bell Gardens, with excellent street frontage. It also provides rear alley access, and the public remarks note convenient proximity to major freeways.
The asset is positioned within an established mix of retail, commercial, and service-oriented businesses, which supports its practical day-to-day accessibility for a range of permitted business operations.
Key Highlights
- Freestanding commercial building built in 1957
- Two addresses on site: 6322 for business use and 6324 with a rear residential living area
- Rear alley access for the property
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
$72,502
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
6.59%
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%
$1,450,040
$1.5M
Cap Rate 7%
$1,035,743
$1.0M
Cap Rate 9%
$805,578
$805.6K
Market Conditions
NOI Build-Up for 3,277 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
$110.9K $33.84/SF
− Vacancy
−$7.3K −$2.23/SF
EGI
$103.6K $31.61/SF
− OpEx
−$31.1K −$9.48/SF
NOI
$72.5K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$1,450,040
Cap Rate 7%
$1,035,743
Cap Rate 9%
$805,578
Alternative Uses
Best Use
Retail
$1.04M
$906.3K – $1.21M
NOI $72,502 @ 7.0% cap · market cap 6.59%
Second Best
Office B
$1.02M
$895.4K – $1.19M
NOI $71,633 @ 7.0% cap · market cap 6.51%
Theoretical Best
Office A
$1.75M
$1.54M – $2.05M
NOI $122,815 @ 7.0% cap · market cap 11.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
806
Businesses Nearby
Well-served
Demand for This Use
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Auto shop - Freestanding commercial building with two addresses and rear alley access, offering flexible live-work and service use potential.
Where is this auto shop located?
The property is located at 6322 Eastern Avenue Bell Gardens, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Freestanding commercial building built in 1957; Two addresses on site: 6322 for business use and 6324 with a rear residential living area; Rear alley access for the property
