Renovated 5-Unit Apartment
For Sale
$1,295,000
10242 S 10th Ave, Inglewood, CA 90303
Renovated multifamily property with individual HVAC systems, upgraded electrical service, and garage parking.
Property Size4,152 SF
Price / SF$311.90
Days on Market12
Property Features for 10242 S 10th Ave
General Information
Standard status
Active
Size
4,152 SF
Property subtype
Residential Income
Listing Agency:
Shield CRE, Inc.
(310) 593-9868
Listed By:
Jonathan Nikfarjam · License #01856803
(310) 593-9868
Source:
Exprealty
Added: Aug 13
Changed: Aug 24
Last Checked: Aug 23 at 11:50PM
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 Shield CRE, Inc.
Investment Insights
Based on property information with market context.
This 5-unit apartment property contains four 2-bedroom/1-bathroom residences and one 1-bedroom/1-bathroom residence within a 4,152-square-foot building. Improvements include work completed through the City of Inglewood/LAX Sound Insulation Program, individual HVAC systems, newer windows and doors, upgraded electrical, and recent exterior painting. The property includes five garage parking spaces and was built in 1955 on a 6,897-square-foot corner lot. Zoning is INM1L*.
The property is located less than 1 mile from Intuit Dome, SoFi Stadium, Hollywood Park Casino, Cosm Los Angeles, Cinepolis Luxury Cinemas, YouTube Theater, and the planned Inglewood Transit Connector project. Retail and shopping options within a few blocks along Century Boulevard include Costco, In-N-Out Burger, Aldi, Target, Home Depot, and The Village at Century Shopping Center. Current operating metrics include a 6.93% cap rate and 9.91 GRM, with pro forma metrics of an 8.15% cap rate and 8.81 GRM.
The property is located less than 1 mile from Intuit Dome, SoFi Stadium, Hollywood Park Casino, Cosm Los Angeles, Cinepolis Luxury Cinemas, YouTube Theater, and the planned Inglewood Transit Connector project. Retail and shopping options within a few blocks along Century Boulevard include Costco, In-N-Out Burger, Aldi, Target, Home Depot, and The Village at Century Shopping Center. Current operating metrics include a 6.93% cap rate and 9.91 GRM, with pro forma metrics of an 8.15% cap rate and 8.81 GRM.
Key Highlights
- 5‑unit configuration: four 2‑bedroom/1‑bathroom units and one 1‑bedroom/1‑bathroom unit
- 4,152 SF building on a 6,897‑SF corner lot
- Renovation work completed through the City of Inglewood/LAX Sound Insulation Program
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
$51,430
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
3.97%
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%
$1,028,600
$1.0M
Cap Rate 7%
$734,714
$734.7K
Cap Rate 9%
$571,444
$571.4K
Market Conditions
NOI Build-Up for 4,152 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
$94.2K $22.68/SF
− Vacancy
−$659 −$0.16/SF
EGI
$93.5K $22.52/SF
− OpEx
−$42.1K −$10.13/SF
NOI
$51.4K $12.39/SF
Area
Inglewood, CA
Vacancy
0.70%
Lease Rate
$22.68 /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%
$1,028,600
Cap Rate 7%
$734,714
Cap Rate 9%
$571,444
Alternative Uses
Best Use
Apartment 5plus
$734.7K
$642.9K – $857.2K
NOI $51,430 @ 7.0% cap · market cap 3.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.69M
$1.48M – $1.98M
NOI $118,581 @ 7.0% cap · market cap 9.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
617
Businesses Nearby
Explore this area
Business Placement
Demographics for 90303, CA
24,490
Population
7,354
Households
3.3
Avg Household Size
35
Median Age
18%
College-Educated
73%
High-School Grad
1.9 sq mi
ZIP Area
12,889
Density / Sq Mi
$70,853
Median Household Income
$36,292
Median Earnings
$1,709
Median Rent
$764,200
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?
Apartment building - Renovated multifamily property with individual HVAC systems, upgraded electrical service, and garage parking.
Where is this apartment building located?
The property is located at 10242 S 10th Ave Inglewood, CA.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: 5‑unit configuration: four 2‑bedroom/1‑bathroom units and one 1‑bedroom/1‑bathroom unit; 4,152 SF building on a 6,897‑SF corner lot; Renovation work completed through the City of Inglewood/LAX Sound Insulation Program
