Mixed-Use Property in Bell
For Sale
$1,150,000
7901 Eastern Ave, Bell Gardens, CA 90201
Mixed-use property with retail and residential units in Bell Gardens.
Property Size3,112 SF
Price / SF$369.54
Days on Market261
Property Features for 7901 Eastern Ave
General Information
Standard status
Active
Size
3,112 SF
Property subtype
Retail
Net Operating Income
$59,372
Building Details
Building Size
3,112 SF
Year Built
1936
Listing Agency:
FTGU Commercial Real Estate
(714) 604-5175
Listed By:
Fernando Crisantos · License #CalDRE #01972227
(714) 604-5175
Source:
Svn
Added: Nov 21, 2025
Changed: Aug 8
Last Checked: Aug 8 at 4:54AM
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 FTGU Commercial Real Estate
Investment Insights
Based on property information with market context.
Located at 7901 Eastern Ave in Bell Gardens, CA, this property presents a prime investment opportunity. Constructed in 1936, the 3,112 SF building features a mixed-use layout, comprising 2 residential units and 1 commercial stand-alone building. The property is situated in the BGCM zoning area, making it suitable for retail and street retail investors looking to establish a presence in a vibrant commercial hub. The property's strategic location, excellent street presence, and proximity to amenities enhance its appeal. This mixed-use commercial residential property, with its versatile layout, offers an excellent canvas for a range of retail operations and provides an opportunity to secure a piece of Bell Gardens' thriving retail landscape. The property contains 3 units.
Key Highlights
- Prime retail location in Bell Gardens.
- Mixed‑use property with 2 residential units and 1 commercial building.
- Excellent street presence for retail visibility.
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
$68,852
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
5.99%
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%
$1,377,040
$1.4M
Cap Rate 7%
$983,600
$983.6K
Cap Rate 9%
$765,022
$765.0K
Market Conditions
NOI Build-Up for 3,112 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
$105.3K $33.84/SF
− Vacancy
−$7.0K −$2.23/SF
EGI
$98.4K $31.61/SF
− OpEx
−$29.5K −$9.48/SF
NOI
$68.9K $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%
$1,377,040
Cap Rate 7%
$983,600
Cap Rate 9%
$765,022
Alternative Uses
Best Use
Retail
$983.6K
$860.7K – $1.15M
NOI $68,852 @ 7.0% cap · market cap 5.99%
Second Best
Mixed Use
$900.3K
$787.7K – $1.05M
NOI $63,018 @ 7.0% cap · market cap 5.48%
Theoretical Best
Office A
$1.67M
$1.46M – $1.94M
NOI $116,631 @ 7.0% cap · market cap 10.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,000
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?
Retail space - Mixed-use property with retail and residential units in Bell Gardens.
Where is this retail space located?
The property is located at 7901 Eastern Ave Bell Gardens, CA.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Prime retail location in Bell Gardens.; Mixed‑use property with 2 residential units and 1 commercial building.; Excellent street presence for retail visibility.
