Quadplex with Detached
For Sale
$1,595,000
5439 Kinston Ave, Culver City, CA 90230
Residential Income, Culver City, CA
Property Size3,100 SF
Lot Size0.13 Acres
Price / SF$514.52
Days on Market80
Property Features for 5439 Kinston Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
CCR4*
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 3, Bathroom 4, Bedroom 6, Bedroom 5, Bedroom 8, Bedroom 7, Bedroom 1, Bedroom 2, Bathroom 2
Parking
4
Parking features
Garage
Directions
East of Jefferson & Kinston intersection.
Subdivision
Culver City
Standard status
Active
APN
4203-005-009
Size
3,100 SF
Lot size
0.13 Acres
Building Details
Year built
1951
Floors in Building
2
Number of units
4
Listing Agency:
Keller Williams Beverly Hills · Keller Williams Realty
(310) 432-6400
Listed By:
Michael Matthias · License #01489863
(310) 995-8658
Added: Jun 16
Changed: Aug 19
Last Checked: Sep 3 at 10:06AM
MLS# 26848407
Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This quadplex contains four 2+1 residences totaling approximately 3,100 square feet, with each unit measuring about 775 square feet. Built in 1951, the property includes detached garage spaces and one unit that will be delivered vacant and rent-ready. Zoning is CCR4*.
Located in Culver City, the property offers access to the 405 freeway and the Westside. West LA College and major employers including Sony, Apple, HBO, and TikTok are identified in the surrounding area. The four-unit configuration, garage component, and vacant residence provide a defined operating profile for an income-property buyer.
Located in Culver City, the property offers access to the 405 freeway and the Westside. West LA College and major employers including Sony, Apple, HBO, and TikTok are identified in the surrounding area. The four-unit configuration, garage component, and vacant residence provide a defined operating profile for an income-property buyer.
Key Highlights
- Four 2+1 units, each approximately 775 square feet
- 3,100‑square‑foot quadplex on a 0.1314‑acre lot
- Detached garage spaces included
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
$54,137
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
3.39%
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%
$1,082,740
$1.1M
Cap Rate 7%
$773,386
$773.4K
Cap Rate 9%
$601,522
$601.5K
Market Conditions
NOI Build-Up for 3,100 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
$83.7K $27.00/SF
− Vacancy
−$6.4K −$2.05/SF
EGI
$77.3K $24.95/SF
− OpEx
−$23.2K −$7.48/SF
NOI
$54.1K $17.46/SF
Area
Los Angeles County, CA
Vacancy
7.60%
Lease Rate
$27.00 /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%
$1,082,740
Cap Rate 7%
$773,386
Cap Rate 9%
$601,522
Alternative Uses
Best Use
Multifamily LT 5
$773.4K
$676.7K – $902.3K
NOI $54,137 @ 7.0% cap · market cap 3.39%
Second Best
Apartment 5plus
$712.6K
$623.5K – $831.4K
NOI $49,881 @ 7.0% cap · market cap 3.13%
Theoretical Best
Office A
$1.66M
$1.45M – $1.94M
NOI $116,181 @ 7.0% cap · market cap 7.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,304
Businesses Nearby
Explore this area
Business Placement
Demographics for 90230, CA
32,743
Population
14,198
Households
2.3
Avg Household Size
41
Median Age
58%
College-Educated
91%
High-School Grad
4.5 sq mi
ZIP Area
7,276
Density / Sq Mi
$106,827
Median Household Income
$76,041
Median Earnings
$2,423
Median Rent
$1,025,200
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Four two-bedroom units include detached garage spaces and one vacant, rent-ready residence.
Where is this quadplex located?
The property is located at 5439 Kinston Ave Culver City, 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: Four 2+1 units, each approximately 775 square feet; 3,100‑square‑foot quadplex on a 0.1314‑acre lot; Detached garage spaces included
