Four-Unit Multifamily
For Sale
$1,350,000
6631 El Selinda Ave, Bell Gardens, CA 90201
Well-maintained 4-unit building with spacious 2-bedroom, 1-bath layouts on an 11,537 sq. ft. lot.
Property Size3,481 SF
Lot Size0.26 Acres
Price / SF$387.82
Days on Market73
Property Features for 6631 El Selinda Ave
General Information
Standard status
Active
Size
3,481 SF
Lot size
0.26 Acres
Property subtype
Multifamily
Additional Details
Multifamily Units
4
Building Details
Building Size
3,481 SF
Year Built
1965
Listed By:
Gaby Ballesteros · License #CalDRE #02238695
(909) 905-0990
Source:
7s
Added: Jun 25
Changed: Aug 27
Last Checked: Sep 5 at 6:29AM
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 Gaby Ballesteros
Investment Insights
Based on property information with market context.
This well-maintained four-unit multifamily property was built in 1965 and includes approximately 3,481 square feet of living space. Each unit offers a spacious 2-bedroom, 1-bathroom layout, making the property well-suited for tenants seeking functional, comfortable floorplans.
The property is located at 6631 El Selinda Ave in Bell Gardens, CA 90201. The building sits on an 11,537 square foot lot.
Configured as a clean, income-producing quadplex, the offering provides four separate residential units within a single multifamily structure.
The property is located at 6631 El Selinda Ave in Bell Gardens, CA 90201. The building sits on an 11,537 square foot lot.
Configured as a clean, income-producing quadplex, the offering provides four separate residential units within a single multifamily structure.
Key Highlights
- Well‑maintained 4‑unit multifamily property built in 1965
- Approximately 3,481 sq. ft. of living space
- 11,537 sq. ft. 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
$60,791
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
4.50%
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%
$1,215,820
$1.2M
Cap Rate 7%
$868,443
$868.4K
Cap Rate 9%
$675,456
$675.5K
Market Conditions
NOI Build-Up for 3,481 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
$94.0K $27.00/SF
− Vacancy
−$7.1K −$2.05/SF
EGI
$86.8K $24.95/SF
− OpEx
−$26.1K −$7.48/SF
NOI
$60.8K $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%
$1,215,820
Cap Rate 7%
$868,443
Cap Rate 9%
$675,456
Alternative Uses
Best Use
Multifamily LT 5
$868.4K
$759.9K – $1.01M
NOI $60,791 @ 7.0% cap · market cap 4.50%
Second Best
Apartment 5plus
$800.2K
$700.2K – $933.5K
NOI $56,012 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$1.86M
$1.63M – $2.17M
NOI $130,460 @ 7.0% cap · market cap 9.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,106
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 - Well-maintained 4-unit building with spacious 2-bedroom, 1-bath layouts on an 11,537 sq. ft. lot.
Where is this quadplex located?
The property is located at 6631 El Selinda Ave Bell Gardens, CA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Well‑maintained 4‑unit multifamily property built in 1965; Approximately 3,481 sq. ft. of living space; 11,537 sq. ft. lot
