Four-Unit Residential Income
For Sale
$1,049,888
6547 Fry, Bell Gardens, CA 90201
Four separate 2-bedroom, 1-bathroom units provide a straightforward residential rental setup.
Property Size4,000 SF
Lot Size0.17 Acres
Price / SF$262.47
Days on Market54
Property Features for 6547 Fry
General Information
Standard status
Active
Size
4,000 SF
Lot size
0.17 Acres
Property subtype
Investment
Additional Details
Highway Access
Yes
Multifamily Units
4
Building Details
Building Size
4,000 SF
Year Built
1965
Units
4
Listing Agency:
(714) 932-1313
Listed By:
Tyler Wirth
(714) 932-1313
Source:
Elliman
Added: Jul 1
Changed: Aug 16
Last Checked: Aug 23 at 7:18AM
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 Tyler Wirth
Investment Insights
Based on property information with market context.
6547 Fry Street is a 4-plex built in 1965, offering four separate, well-proportioned units. The property totals 8 bedrooms and 4 bathrooms, arranged as four 2-bedroom, 1-bathroom residences designed to maximize functional living space and natural light. With an income-focused layout, the building supports a variety of ownership strategies, including full investment ownership or occupying one unit while renting the others.
Located in Bell Gardens within Los Angeles County, the property is positioned in a convenient, somewhat walkable neighborhood. Commuting options are a notable factor, with close access to the 710 and 5 freeways, local bus lines, and the Commerce commuter rail station. Tenants also have the ability to walk to nearby shopping, local dining, and schools, including Suva Elementary and Intermediate.
For buyers seeking a multi-family asset with consistent unit types, this 4-plex offers a clean, repeatable floorplan across all four residences. Its established configuration and residential income structure make it a practical fit for investors looking for manageable diversity in tenant layouts, as well as multi-generational buyers interested in living in one unit and leasing the remaining three.
Located in Bell Gardens within Los Angeles County, the property is positioned in a convenient, somewhat walkable neighborhood. Commuting options are a notable factor, with close access to the 710 and 5 freeways, local bus lines, and the Commerce commuter rail station. Tenants also have the ability to walk to nearby shopping, local dining, and schools, including Suva Elementary and Intermediate.
For buyers seeking a multi-family asset with consistent unit types, this 4-plex offers a clean, repeatable floorplan across all four residences. Its established configuration and residential income structure make it a practical fit for investors looking for manageable diversity in tenant layouts, as well as multi-generational buyers interested in living in one unit and leasing the remaining three.
Key Highlights
- 4‑plex built in 1965 with 4 separate 2‑bedroom, 1‑bathroom units
- Total of 8 bedrooms and 4 bathrooms across approximately 4,000 sq ft of living space
- 7,232 sq ft lot provides additional outdoor space with a multi‑unit layout
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
$69,854
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
6.65%
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%
$1,397,080
$1.4M
Cap Rate 7%
$997,914
$997.9K
Cap Rate 9%
$776,156
$776.2K
Market Conditions
NOI Build-Up for 4,000 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
$108.0K $27.00/SF
− Vacancy
−$8.2K −$2.05/SF
EGI
$99.8K $24.95/SF
− OpEx
−$29.9K −$7.48/SF
NOI
$69.9K $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%
$1,397,080
Cap Rate 7%
$997,914
Cap Rate 9%
$776,156
Alternative Uses
Best Use
Multifamily LT 5
$997.9K
$873.2K – $1.16M
NOI $69,854 @ 7.0% cap · market cap 6.65%
Second Best
Apartment 5plus
$919.5K
$804.5K – $1.07M
NOI $64,363 @ 7.0% cap · market cap 6.13%
Theoretical Best
Office A
$2.14M
$1.87M – $2.50M
NOI $149,911 @ 7.0% cap · market cap 14.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,089
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?
Quadplex - Four separate 2-bedroom, 1-bathroom units provide a straightforward residential rental setup.
Where is this quadplex located?
The property is located at 6547 Fry Bell Gardens, CA.
What is the asking price?
The asking price for this property is $1,049,888.
What are key features of this property?
This property features: 4‑plex built in 1965 with 4 separate 2‑bedroom, 1‑bathroom units; Total of 8 bedrooms and 4 bathrooms across approximately 4,000 sq ft of living space; 7,232 sq ft lot provides additional outdoor space with a multi‑unit layout
