Six-Unit Apartment
New
For Sale
$2,549,000
9857 Belmont, Bellflower, CA 90706
Three buildings provide a varied unit mix with air conditioning serving all residences and six on-site parking spaces.
Property Size4,483 SF
Lot Size0.26 Acres
Price / SF$568.59
Days on Market4
Property Features for 9857 Belmont
General Information
Standard status
Active
Size
4,483 SF
Total Parking Spaces
6
Lot size
0.26 Acres
Property subtype
Apartment
Occupancy
100%
Financials
Asking Price
$2,549,000
Gross Income
$181,788
Units
Unit Mix
1 x 3BR/2BA, 3 x 1BR/1BA, 2 x 2BR/2BA
Multifamily Units
6
Additional Details
Highway Access
Yes
Amenities
air conditioning
loft areas
Building Details
Building Size
4,483 SF
Year Built
1950
Buildings
3
Listing Agency:
Empiric Brokers Realty
Listed By:
Dene Molina · License #01067683
(562) 904-9721
Source:
Velocityrealtysd
Added: Sep 17
Changed: Sep 20
Last Checked: Sep 20 at 2:42PM
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 Empiric Brokers Realty
Investment Insights
Based on property information with market context.
This six-unit apartment property comprises approximately 4,483 square feet across three buildings on an approximately 11,328-square-foot lot. The front structure is a 3-bedroom, 2-bathroom house, while a separate triplex contains three 1-bedroom, 1-bathroom apartments. A duplex completed in 2023 adds two 2-bedroom, 2-bathroom units with central air conditioning and loft areas reached by retractable ladders. The front residence also has central air, and the triplex units use ductless split A/C systems. Six on-site parking spaces serve the property, and all six units are currently occupied.
The property is located in Bellflower between the 91 and 105 freeways and west of the 605 freeway, providing access across the greater Los Angeles area and toward Orange County. Restaurants, coffee shops, markets, banks, a post office, retail stores, salons, barbershops, and gyms are within walking distance, according to the provided property information.
The property is located in Bellflower between the 91 and 105 freeways and west of the 605 freeway, providing access across the greater Los Angeles area and toward Orange County. Restaurants, coffee shops, markets, banks, a post office, retail stores, salons, barbershops, and gyms are within walking distance, according to the provided property information.
Key Highlights
- Six units across three separate buildings
- Unit mix includes a 3‑bedroom house, three 1‑bedroom apartments, and two 2‑bedroom duplex units
- Duplex built in 2023 with central A/C and loft areas
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
$72,135
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
2.83%
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%
$1,442,700
$1.4M
Cap Rate 7%
$1,030,500
$1.0M
Cap Rate 9%
$801,500
$801.5K
Market Conditions
NOI Build-Up for 4,483 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
$142.6K $31.80/SF
− Vacancy
−$11.4K −$2.54/SF
EGI
$131.2K $29.26/SF
− OpEx
−$59.0K −$13.17/SF
NOI
$72.1K $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%
$1,442,700
Cap Rate 7%
$1,030,500
Cap Rate 9%
$801,500
Alternative Uses
Best Use
Apartment 5plus
$1.03M
$901.7K – $1.20M
NOI $72,135 @ 7.0% cap · market cap 2.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.40M
$2.10M – $2.80M
NOI $168,013 @ 7.0% cap · market cap 6.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
6
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,785
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 - Three buildings provide a varied unit mix with air conditioning serving all residences and six on-site parking spaces.
Where is this apartment building located?
The property is located at 9857 Belmont Bellflower, CA.
What is the asking price?
The asking price for this property is $2,549,000.
What are key features of this property?
This property features: Six units across three separate buildings; Unit mix includes a 3‑bedroom house, three 1‑bedroom apartments, and two 2‑bedroom duplex units; Duplex built in 2023 with central A/C and loft areas
