Fully Occupied Fourplex
For Sale
$1,050,000
664 S Ford BLVD, Los Angeles, CA 90022
Four rented 2-bedroom, 2-bath units in a turnkey setup, available with drive-by viewing only.
Property Size3,744 SF
Days on Market96
Property Features for 664 S Ford BLVD
General Information
Standard status
Active
Size
3,744 SF
Property subtype
MULTI_FAMILY
Occupancy
100%
Additional Details
Business Included
Yes
Multifamily Units
4
Building Details
Building Size
3,744 SF
Year Built
1971
Tenancy
Multi
Listing Agency:
Epique Realty
Listed By:
Stephen Powell · License #01488821
(760) 861-3735
Source:
Milsteinestates
Added: Jun 10
Changed: Sep 13
Last Checked: Sep 13 at 10:58AM
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 Epique Realty
Investment Insights
Based on property information with market context.
This offering is a well-maintained four-unit property comprising four spacious 2-bedroom, 2-bath residences. The building is fully occupied, with 100% occupancy and no vacancies reported, and it has been held by the same owner for more than five decades. The configuration is designed for straightforward, plug-in tenancy, with each unit currently rented as part of a turnkey income setup.
The property is located at 64 S Ford Blvd in East Los Angeles. The remarks note proximity to Metro access, major commuter routes, and nearby shopping, dining, and employment centers. Educational and healthcare anchors mentioned include East LA College, Cal State LA, and USC Health Sciences, described as within easy reach. Walk and transit context provided with the listing indicates a very walkable environment and good transit access.
For buyers and investors seeking a stabilized fourplex, the current setup offers immediate occupancy, with all four units rented. Prospective purchasers should plan for drive-by viewing only and must not disturb tenants. Offers are subject to inspection, and the seller will work with a 1031 exchange for qualified investors.
The property is located at 64 S Ford Blvd in East Los Angeles. The remarks note proximity to Metro access, major commuter routes, and nearby shopping, dining, and employment centers. Educational and healthcare anchors mentioned include East LA College, Cal State LA, and USC Health Sciences, described as within easy reach. Walk and transit context provided with the listing indicates a very walkable environment and good transit access.
For buyers and investors seeking a stabilized fourplex, the current setup offers immediate occupancy, with all four units rented. Prospective purchasers should plan for drive-by viewing only and must not disturb tenants. Offers are subject to inspection, and the seller will work with a 1031 exchange for qualified investors.
Key Highlights
- 4‑unit apartment building built in 1971
- Four 2‑bedroom, 2‑bath units with 100% occupancy and zero vacancies
- Fully rented property with all units maintained during the owner’s long‑term ownership since 1971
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
$85,857
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
8.18%
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%
$1,717,140
$1.7M
Cap Rate 7%
$1,226,529
$1.2M
Cap Rate 9%
$953,967
$954.0K
Market Conditions
NOI Build-Up for 3,744 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
$125.8K $33.60/SF
− Vacancy
−$3.1K −$0.84/SF
EGI
$122.7K $32.76/SF
− OpEx
−$36.8K −$9.83/SF
NOI
$85.9K $22.93/SF
Area
ZIP 90022
Vacancy
2.50%
Lease Rate
$33.60 /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%
$1,717,140
Cap Rate 7%
$1,226,529
Cap Rate 9%
$953,967
Alternative Uses
Best Use
Multifamily LT 5
$1.23M
$1.07M – $1.43M
NOI $85,857 @ 7.0% cap · market cap 8.18%
Second Best
Apartment 5plus
$1.12M
$978.4K – $1.30M
NOI $78,274 @ 7.0% cap · market cap 7.45%
Theoretical Best
Office A
$1.53M
$1.33M – $1.78M
NOI $106,781 @ 7.0% cap · market cap 10.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,271
Businesses Nearby
Explore this area
Business Placement
Demographics for 90022, CA
64,517
Population
17,845
Households
3.6
Avg Household Size
34
Median Age
10%
College-Educated
56%
High-School Grad
4.4 sq mi
ZIP Area
14,663
Density / Sq Mi
$67,829
Median Household Income
$32,304
Median Earnings
$1,407
Median Rent
$603,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four rented 2-bedroom, 2-bath units in a turnkey setup, available with drive-by viewing only.
Where is this quadplex located?
The property is located at 664 S Ford BLVD Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 4‑unit apartment building built in 1971; Four 2‑bedroom, 2‑bath units with 100% occupancy and zero vacancies; Fully rented property with all units maintained during the owner’s long‑term ownership since 1971
