3960-3968 Helix St 6 Unit Apartment Building $1,725,000 ($287,500/Unit) 5.70% Cap Rate Spring Valley, CA 91977

Looking for a deal that actually pencils? 3960-68 Helix St is attractively priced to match the cost of debt on current real numbers with rental upside. Situated on an approximately 16,671 SF lot, the property is improved with six spacious 2-bedroom/1-bath residences averaging approximately 885 SF each. The unique layout consists of four detached single-family homes, each with its own single-car garage, along with a two-story duplex, creating a residential environment rarely found in traditional multifamily communities. The property’s thoughtful site design provides residents with greater privacy, separation, and individual identity while maintaining the operational efficiencies of a single multifamily asset. Ample on-site parking, private outdoor areas, and strong curb appeal further enhance the property’s residential character.
All six units have been thoughtfully renovated with dual-pane windows, quartz countertops, new cabinetry and vanities, luxury vinyl plank flooring, and scraped ceilings. Every residence also features a private yard and in unit laundry, amenities that are highly sought after by today’s renters and more commonly associated with single-family housing. Combined with well-maintained improvements and a desirable unit mix, the property offers an attractive living experience that supports tenant retention and long term occupancy.
Beyond base rental income, the property benefits from two additional income streams that enhance overall returns. A Ratio Utility Billing System (RUBS) allows the owner to recapture a portion of water, sewer, and trash expenses directly from tenants based on occupancy, square footage, or a similar allocation method, reducing the property's net expense load without the capital cost of individually metering each unit. Additionally, the property benefits from billboard and signage income, generating a stable, non rental revenue stream that is largely insulated from vacancy and turnover risk. Together, these ancillary income sources supplement in place rents and provide investors with a diversified, less rent dependent income profile, an attractive feature for a value add asset of this size.