Mixed-Use Residential and
For Sale
$1,595,000
9434 Flower Street, Bellflower, CA 90706
Bellflower mixed-use property with four residential units, three retail suites, and eight on-site parking spaces.
Property Size5,040 SF
Price / SF$316.47
Days on Market94
Property Features for 9434 Flower Street
General Information
Standard status
Active
Size
5,040 SF
Property subtype
Residential Income
Zoning
BFCG*
Net Operating Income
$95,060
Building Details
Year Built
1963
Buildings
2
Units
7
Listing Agency:
Compass
(858) 761-1401
Listed By:
Casey McKinley · License #02006706
(858) 761-1401
Source:
Compass
Added: May 23
Changed: Aug 23
Last Checked: Aug 23 at 10:33AM
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 Compass
Investment Insights
Based on property information with market context.
This well-maintained mixed-use property sits on an 8,022 SF lot and includes four 2-bedroom/1-bath residential units plus three commercial suites totaling approximately 5,040 SF. The commercial space is occupied by a barbershop using two suites and a nail salon using the third suite. Ownership has invested approximately $100,000 in renovations to the residential units, creating a turnkey residential component with reported minimal maintenance requirements.
Located in the City of Bellflower, the property is positioned for convenient access to shopping, dining, major employment centers, and transportation corridors. It also provides eight on-site parking spaces for residents and retail customers. Walk Score 85 (Very Walkable) and Bike Score 75 (Very Bikeable), supporting a neighborhood retail and residential setting.
The mix of four residential units and three dedicated retail suites offers practical diversification for an investor or buyer seeking a combined income stream. Residential rents are noted as remaining below market, which may support future rent adjustments as leases turn over. With established retail tenancy for the three suites, the property can serve as a steady-hold mixed-use asset while targeting incremental improvement through the residential units’ rent levels.
Located in the City of Bellflower, the property is positioned for convenient access to shopping, dining, major employment centers, and transportation corridors. It also provides eight on-site parking spaces for residents and retail customers. Walk Score 85 (Very Walkable) and Bike Score 75 (Very Bikeable), supporting a neighborhood retail and residential setting.
The mix of four residential units and three dedicated retail suites offers practical diversification for an investor or buyer seeking a combined income stream. Residential rents are noted as remaining below market, which may support future rent adjustments as leases turn over. With established retail tenancy for the three suites, the property can serve as a steady-hold mixed-use asset while targeting incremental improvement through the residential units’ rent levels.
Key Highlights
- 1963 mixed‑use property in Bellflower on an 8,022 SF lot
- Four 2‑bedroom/1‑bath residential units with about $100,000 invested in renovations
- Three commercial suites totaling about 5,040 SF: barbershop (two suites) plus nail salon (one suite)
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
$111,508
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
6.99%
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%
$2,230,160
$2.2M
Cap Rate 7%
$1,592,971
$1.6M
Cap Rate 9%
$1,238,978
$1.2M
Market Conditions
NOI Build-Up for 5,040 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
$170.6K $33.84/SF
− Vacancy
−$11.3K −$2.23/SF
EGI
$159.3K $31.61/SF
− OpEx
−$47.8K −$9.48/SF
NOI
$111.5K $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%
$2,230,160
Cap Rate 7%
$1,592,971
Cap Rate 9%
$1,238,978
Alternative Uses
Best Use
Retail
$1.59M
$1.39M – $1.86M
NOI $111,508 @ 7.0% cap · market cap 6.99%
Second Best
Mixed Use
$1.46M
$1.28M – $1.70M
NOI $102,060 @ 7.0% cap · market cap 6.40%
Theoretical Best
Office A
$2.70M
$2.36M – $3.15M
NOI $188,888 @ 7.0% cap · market cap 11.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,151
Businesses Nearby
64k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 61%
Groceries 31%
Dining 8%
Aldi
Groceries
19,960 visits/mo
0.5 miles
Chase Bank
Shops & Services
13,659 visits/mo
0.4 miles
Wells Fargo
Shops & Services
8,093 visits/mo
0.4 miles
7-Eleven
Shops & Services
7,997 visits/mo
0.5 miles
Chevron
Shops & Services
5,406 visits/mo
0.5 miles
Demographics for 90706, CA
79,179
Population
24,499
Households
3.2
Avg Household Size
36
Median Age
20%
College-Educated
78%
High-School Grad
6.1 sq mi
ZIP Area
12,980
Density / Sq Mi
$77,602
Median Household Income
$38,452
Median Earnings
$1,771
Median Rent
$661,100
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Bellflower mixed-use property with four residential units, three retail suites, and eight on-site parking spaces.
Where is this mixed-use property located?
The property is located at 9434 Flower Street Bellflower, CA.
What is the asking price?
The asking price for this property is $1,595,000.
What are key features of this property?
This property features: 1963 mixed‑use property in Bellflower on an 8,022 SF lot; Four 2‑bedroom/1‑bath residential units with about $100,000 invested in renovations; Three commercial suites totaling about 5,040 SF: barbershop (two suites) plus nail salon (one suite)
