4-Unit Residential
New
For Sale
$1,299,000
7964 Farm, Downey, CA 90241
The unit mix includes three two-bedroom homes and one one-bedroom home.
Property Size2,844 SF
Days on Market2
Property Features for 7964 Farm
General Information
Standard status
Active
Size
2,844 SF
Property subtype
Investment
Units
Unit Mix
3 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
4
Additional Details
Gross Income
$85,788
Building Details
Building Size
2,844 SF
Year Built
1953
Units
4
Listing Agency:
Irvine Ranch Realty
Listed By:
Steve Morton · License #01128445
(949) 733-9170
Source:
Elliman
Added: Sep 26
Last Checked: Sep 26 at 2:21PM
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 Irvine Ranch Realty
Investment Insights
Based on property information with market context.
This four-unit residential property in Downey contains seven bedrooms and four bathrooms. Three units have two bedrooms and one bathroom each; the remaining unit has one bedroom and one bathroom. The building dates to 1953.
Occupancy records show move-in dates spanning 2006 through 2017. The property has a Walk Score of 76 and a Bike Score of 75.
Occupancy records show move-in dates spanning 2006 through 2017. The property has a Walk Score of 76 and a Bike Score of 75.
Key Highlights
- Four residential units with 7 bedrooms and 4 bathrooms
- Unit mix: three 2‑bedroom/1‑bath units and one 1‑bedroom/1‑bath unit
- Year built: 1953
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
$48,026
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
3.70%
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%
$960,520
$960.5K
Cap Rate 7%
$686,086
$686.1K
Cap Rate 9%
$533,622
$533.6K
Market Conditions
NOI Build-Up for 2,844 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
$71.7K $25.20/SF
− Vacancy
−$3.1K −$1.08/SF
EGI
$68.6K $24.12/SF
− OpEx
−$20.6K −$7.24/SF
NOI
$48.0K $16.89/SF
Area
Downey, CA
Vacancy
4.27%
Lease Rate
$25.20 /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%
$960,520
Cap Rate 7%
$686,086
Cap Rate 9%
$533,622
Alternative Uses
Best Use
Multifamily LT 5
$686.1K
$600.3K – $800.4K
NOI $48,026 @ 7.0% cap · market cap 3.70%
Second Best
Apartment 5plus
$596.7K
$522.1K – $696.1K
NOI $41,767 @ 7.0% cap · market cap 3.22%
Theoretical Best
Office A
$1.16M
$1.02M – $1.35M
NOI $81,225 @ 7.0% cap · market cap 6.25%
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
Location Intelligence
Trade Area within ½ mile
2,186
Businesses Nearby
Explore this area
Business Placement
Demographics for 90241, CA
44,921
Population
15,100
Households
3
Avg Household Size
37
Median Age
25%
College-Educated
81%
High-School Grad
4.9 sq mi
ZIP Area
9,168
Density / Sq Mi
$84,375
Median Household Income
$43,319
Median Earnings
$1,884
Median Rent
$770,100
Median Home Value
Check the figures for this property
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 - The unit mix includes three two-bedroom homes and one one-bedroom home.
Where is this quadplex located?
The property is located at 7964 Farm Downey, CA.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Four residential units with 7 bedrooms and 4 bathrooms; Unit mix: three 2‑bedroom/1‑bath units and one 1‑bedroom/1‑bath unit; Year built: 1953
