Six-Unit Multifamily Property with Four
For Sale
$2,750,000
9713 Cedar, Bellflower, CA 90706
Well-kept four-structure, six-unit multifamily with detached 2-car garage and on-site community laundry.
Property Size5,334 SF
Lot Size0.45 Acres
Days on Market52
Property Features for 9713 Cedar
General Information
Standard status
Active
Size
5,334 SF
Lot size
0.45 Acres
Property subtype
Multi Family
Zoning
BFR3
Additional Details
Highway Access
Yes
Multifamily Units
6
Amenities
on-site community laundry room
iron security gate with remote controls
Building Details
Building Size
5,334 SF
Year Built
1962
Tenancy
Multi
Listing Agency:
HPT Realty
Listed By:
Brian Tran · License #01031996
(714) 501-1770
Source:
Archetyperealty
Added: Jul 24
Changed: Aug 31
Last Checked: Sep 13 at 11:12AM
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 HPT Realty
Investment Insights
Based on property information with market context.
This Bellflower multifamily offers 6 units spread across 4 separate structures on a 19,633 square foot lot. The remodeled front house includes a 3-bedroom, 1-bath layout plus an office. The property also features two separate units with 2-bedroom, 1-bath configurations, along with a 1-bedroom, 1-bath unit. In addition to the residences, there is a detached 2-car garage and a long cement driveway with an iron security gate that includes remote controls.
A community laundry room is available on-site for tenant use. The property is zoned BFR3. Access is aided by the on-site driveway and gate, and it is located within a few minutes’ drive of Freeway 91 for commuting to Los Angeles or Orange County.
The front house is ready for rent now, with a pro forma income of $3,200 per month. The remaining units are described as being in well-kept condition.
A community laundry room is available on-site for tenant use. The property is zoned BFR3. Access is aided by the on-site driveway and gate, and it is located within a few minutes’ drive of Freeway 91 for commuting to Los Angeles or Orange County.
The front house is ready for rent now, with a pro forma income of $3,200 per month. The remaining units are described as being in well-kept condition.
Key Highlights
- Six‑unit multifamily built in 1962 across 4 separate structures on a 19,633 SF lot
- Front house: 3‑bed, 1‑bath plus office, with fresh paint and remodeled, ready for rent now
- Unit mix includes two 2‑bed, 1‑bath units and one 1‑bed, 1‑bath unit
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
$85,828
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
3.12%
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%
$1,716,560
$1.7M
Cap Rate 7%
$1,226,114
$1.2M
Cap Rate 9%
$953,644
$953.6K
Market Conditions
NOI Build-Up for 5,334 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
$169.6K $31.80/SF
− Vacancy
−$13.6K −$2.54/SF
EGI
$156.1K $29.26/SF
− OpEx
−$70.2K −$13.17/SF
NOI
$85.8K $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%
$1,716,560
Cap Rate 7%
$1,226,114
Cap Rate 9%
$953,644
Alternative Uses
Best Use
Apartment 5plus
$1.23M
$1.07M – $1.43M
NOI $85,828 @ 7.0% cap · market cap 3.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.86M
$2.50M – $3.33M
NOI $199,906 @ 7.0% cap · market cap 7.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
6
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,294
Businesses Nearby
Explore this area
Business Placement
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
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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?
Apartment building - Well-kept four-structure, six-unit multifamily with detached 2-car garage and on-site community laundry.
Where is this apartment building located?
The property is located at 9713 Cedar Bellflower, CA.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: Six‑unit multifamily built in 1962 across 4 separate structures on a 19,633 SF lot; Front house: 3‑bed, 1‑bath plus office, with fresh paint and remodeled, ready for rent now; Unit mix includes two 2‑bed, 1‑bath units and one 1‑bed, 1‑bath unit
