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    5630 Blackwelder St Los Angeles, CA 90016

    View on Map
    Sponsored
    For Sale
    Under Contract
    $999,000

    MULTI_FAMILY - Los Angeles, CA

    Property size:
    2,364 SF
    Lot size:
    0.11 Acres
    Days on Market:
    18
    Last Refresh:
    Mar 17 at 1:06 am

    Property Features for 5630 Blackwelder St

    General Information

    Special listing conditions
    Standard
    Property type
    Residential Multi Family
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active Under Contract
    Zoning
    LARD1.5
    Rooms
    Bedroom 6, Bedroom 9, Bathroom 4, Bedroom 8, Bathroom 1, Bathroom 3, Bathroom 2, Bedroom 1, Bedroom 7, Bedroom 4, Bedroom 2, Bedroom 3, Bedroom 5
    Bedrooms
    9
    Bathrooms
    4
    APN
    5048-021-016
    Parking features
    On Street
    Size
    2,364 SF
    Lot size
    0.11 Acres

    Building Details

    Floors in Building
    2
    Number of units
    4

    We can help!

    Listing Contact
    Kimberly Calvert-Lehman

    Compass

    Listing agent Kimberly Calvert-Lehman (310) 652-6285 License #01944950

    Listing date Feb 27, 2026

    MLS# 25581265

    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.

    Learn more

    Property Insight Report

    Overview

    West Adams Multifamily Investment Opportunity

    Located in the heart of West Adams, just east of Culver City and moments from Mid-City, this four-unit property presents a rare opportunity for an owner-user or investor. The property features a unit mix of three two-bedroom, one-bath units, with one currently vacant, and one three-bedroom, one-bath unit. The vacant unit provides immediate flexibility for an owner-user or the chance to capture market rent, with additional value-add potential across the remaining units. The existing improvements are well maintained. Zoned RD1.5 and located within a Transit Priority Area, the property presents long-term potential for redevelopment or expansion, subject to buyer verification. The property benefits from strong rental demand and convenient access to Culver City, Downtown Los Angeles, the Westside, and major freeways, within one of the city's most active growth corridors. It is centrally located just blocks from the Metro E Line, neighborhood dining, coffee shops, and local retail. The lot size is 0.1102 acres. The property contains 2364 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.367134
    Latitude
    34.02925

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    FAQs

    What type of property is this?
    Quadplex - Four-unit property in West Adams with redevelopment potential.
    Where is this quadplex located?
    The property is located at 5630 Blackwelder St Los Angeles, CA.
    What is the asking price?
    The asking price for this property is $999,000.
    What are key features of this property?
    This property features: - Four-unit property with a desirable unit mix, featuring three 2-bed/1-bath units and one 3-bed/1-bath unit.; - **One vacant unit provides immediate owner-user opportunity or market rent potential.**; - Located in the heart of West Adams, near Culver City and Mid-City, benefiting from strong rental demand.
    (310) 652-6285
    Request Owner's contact information
    5630 Blackwelder St Los Angeles, CA 90016
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    Los Angeles, CA 90016
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    5630 Blackwelder St Los Angeles, CA 90016
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    We can help!
    Listing Contact
    Kimberly Calvert-Lehman
    Real Estate License ID: 01944950
    (310) 652-6285 (323) 420-6421
    Learn more
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