Five-Unit Apartment
For Sale
$1,050,000
Pending
8137 Beechwood Ave, South Gate, CA 90280
Residential Income, South Gate, CA
Property Size2,612 SF
Lot Size0.14 Acres
Days on Market179
Property Features for 8137 Beechwood Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
SGR4YY
Bedrooms
3
Bathrooms
5
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bathroom 2, Bathroom 4, Bedroom 1, Bedroom 2, Bathroom 3, Bathroom 5
Parking
4
Parking features
Garage
Directions
East of Long Beach Boulevard and South of Santa Ana Street.
Subdivision
Cudahy, South Gate W of 710, Hunt Pk S of Florence
Standard status
Pending
APN
6211-023-007
Size
2,612 SF
Lot size
0.14 Acres
Amenities
dual-pane windows
on-site laundry facility
Building Details
Year built
1928
Floors in Building
2
Number of units
5
Listing Agency:
Remax Commercial and Investment Realty · RE/MAX International
(213) 817-1000
Listed By:
Nicholas Petrosian · License #01462598
(949) 607-7096
Added: Feb 26
Changed: Aug 20
Last Checked: Aug 24 at 4:06PM
MLS# 26657209
Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,612-square-foot apartment property contains five units, including three one-bedroom residences and two studios. Three units have been renovated, while dual-pane windows serve the property throughout. The exterior has also been recently painted, and an on-site laundry facility adds a practical shared amenity. Four single-car garages provide dedicated parking.
Built in 1928 on a 0.1376-acre parcel, the property is located on Beechwood Avenue in South Gate, California. The zoning designation is SGR4YY. South Gate has no local rent control ordinance, with the property subject to AB 1482 and applicable state guidelines.
Built in 1928 on a 0.1376-acre parcel, the property is located on Beechwood Avenue in South Gate, California. The zoning designation is SGR4YY. South Gate has no local rent control ordinance, with the property subject to AB 1482 and applicable state guidelines.
Key Highlights
- Five‑unit apartment property with three one‑bedroom units and two studios
- Three units have been renovated
- 2,612 square feet on a 0.1376‑acre parcel
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
$42,029
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
4.00%
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%
$840,580
$840.6K
Cap Rate 7%
$600,414
$600.4K
Cap Rate 9%
$466,989
$467.0K
Market Conditions
NOI Build-Up for 2,612 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
$83.1K $31.80/SF
− Vacancy
−$6.6K −$2.54/SF
EGI
$76.4K $29.26/SF
− OpEx
−$34.4K −$13.17/SF
NOI
$42.0K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$840,580
Cap Rate 7%
$600,414
Cap Rate 9%
$466,989
Alternative Uses
Best Use
Apartment 5plus
$600.4K
$525.4K – $700.5K
NOI $42,029 @ 7.0% cap · market cap 4.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.40M
$1.22M – $1.63M
NOI $97,892 @ 7.0% cap · market cap 9.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
1,437
Businesses Nearby
Explore this area
Business Placement
Demographics for 90280, CA
92,678
Population
25,395
Households
3.6
Avg Household Size
34
Median Age
12%
College-Educated
59%
High-School Grad
7.4 sq mi
ZIP Area
12,524
Density / Sq Mi
$71,379
Median Household Income
$34,547
Median Earnings
$1,471
Median Rent
$608,500
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?
Apartment building - Renovated units, garage parking, and on-site laundry support the multifamily configuration.
Where is this apartment building located?
The property is located at 8137 Beechwood Ave South Gate, 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: Five‑unit apartment property with three one‑bedroom units and two studios; Three units have been renovated; 2,612 square feet on a 0.1376‑acre parcel
