Multifamily Property with
New
For Sale
$3,649,000
9950 La Docena, Pico Rivera, CA 90660
Interior features include granite counters, crown molding, central air, and an attic fan.
Property Size7,410 SF
Days on Market6
Property Features for 9950 La Docena
General Information
Standard status
Active
Size
7,410 SF
Total Parking Spaces
1
Property subtype
Residential Income
Additional Details
Highway Access
Yes
Amenities
Suburban
Central Air, Gas, Attic Fan
Water Heater
Crown Molding, Granite Counters
Family Room, Gas, Living Room
Block, Brick, Wood
Concrete, Covered, Carport, Detached Carport, Driveway, Garage, Guest, Gated, On Site, Oversized, Private, RV Access/Parking
Garden
PatioHome
Building Details
Building Size
7,410 SF
Year Built
1950
Buildings
4
Stories
1
Listing Agency:
Executive Bankers Realty
Listed By:
Uriel Estrada · License #01731711
(562) 458-9215
Source:
Evrealestate
Added: Sep 21
Changed: Sep 24
Last Checked: Sep 26 at 11:59AM
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 Executive Bankers Realty
Investment Insights
Based on property information with market context.
This multifamily property at 9950 La Docena in Pico Rivera was built in 1950. Interior features include central air, an attic fan, a gas water heater, granite counters, and crown molding, along with living and family rooms. Exterior materials include block, brick, and wood.
The property has a detached carport, driveway, garage, gated on-site parking, and RV access. It is north of Telegraph, south of Slauson, and west of the 605 freeway.
The property has a detached carport, driveway, garage, gated on-site parking, and RV access. It is north of Telegraph, south of Slauson, and west of the 605 freeway.
Key Highlights
- Built in 1950
- Granite counters and crown molding
- Central air, gas water heater, and attic fan
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
$119,233
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
3.27%
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%
$2,384,660
$2.4M
Cap Rate 7%
$1,703,329
$1.7M
Cap Rate 9%
$1,324,811
$1.3M
Market Conditions
NOI Build-Up for 7,410 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
$235.6K $31.80/SF
− Vacancy
−$18.9K −$2.54/SF
EGI
$216.8K $29.26/SF
− OpEx
−$97.6K −$13.17/SF
NOI
$119.2K $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%
$2,384,660
Cap Rate 7%
$1,703,329
Cap Rate 9%
$1,324,811
Alternative Uses
Best Use
Apartment 5plus
$1.70M
$1.49M – $1.99M
NOI $119,233 @ 7.0% cap · market cap 3.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.97M
$3.47M – $4.63M
NOI $277,710 @ 7.0% cap · market cap 7.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
348
Businesses Nearby
Explore this area
Business Placement
Demographics for 90660, CA
62,013
Population
17,281
Households
3.6
Avg Household Size
38
Median Age
16%
College-Educated
72%
High-School Grad
7.8 sq mi
ZIP Area
7,950
Density / Sq Mi
$86,956
Median Household Income
$41,526
Median Earnings
$1,775
Median Rent
$621,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Multifamily property - Interior features include granite counters, crown molding, central air, and an attic fan.
Where is this multifamily property located?
The property is located at 9950 La Docena Pico Rivera, CA.
What is the asking price?
The asking price for this property is $3,649,000.
What are key features of this property?
This property features: Built in 1950; Granite counters and crown molding; Central air, gas water heater, and attic fan
