5-Unit Apartment
For Sale
$1,250,000
10605 Buford Avenue, Inglewood, CA 90304
Four two-bedroom units and one three-bedroom unit create a balanced residential income configuration.
Property Size4,195 SF
Lot Size0.29 Acres
Price / SF$297.97
Days on Market62
Property Features for 10605 Buford Avenue
General Information
Standard status
Active
Size
4,195 SF
Total Parking Spaces
5
Lot size
0.29 Acres
Property subtype
Apartment
Financials
Cap Rate
6.32%
Gross Rent Multiplier
10.8
Units
Unit Mix
4 x 2BR/1BA, 1 x 3BR/2BA
Multifamily Units
5
Amenities
private yard areas
Building Details
Year Built
1957
Stories
1
Listing Agency:
Lyon Stahl Investment Real Estate
(310) 780-1899
Listed By:
Brett Lyon · License #01717818
(310) 780-1899
Source:
Kw
Added: Jun 24
Changed: Aug 23
Last Checked: Aug 24 at 3:24PM
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 Lyon Stahl Investment Real Estate
Investment Insights
Based on property information with market context.
This five-unit apartment property contains approximately 4,195 square feet on a 12,737-square-foot lot. The unit mix includes four two-bedroom, one-bathroom residences and one three-bedroom, two-bathroom residence. Constructed in 1957, the property also includes five garages with remote-controlled electric openers and private yard areas serving the front and rear units.
Financial metrics include a 6.32% Current CAP Rate and a 10.80 Current GRM, with projected market metrics of an 8.11% Market CAP Rate and an 8.60 Market GRM. The property is positioned near LAX, major transportation corridors, retail amenities, and employment centers across the South Bay and greater Los Angeles area.
Financial metrics include a 6.32% Current CAP Rate and a 10.80 Current GRM, with projected market metrics of an 8.11% Market CAP Rate and an 8.60 Market GRM. The property is positioned near LAX, major transportation corridors, retail amenities, and employment centers across the South Bay and greater Los Angeles area.
Key Highlights
- Five‑unit apartment property with approximately 4,195 square feet
- Unit mix includes four 2‑bedroom/1‑bathroom units and one 3‑bedroom/2‑bathroom unit
- 12,737‑square‑foot lot with private yard areas for front and rear units
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
$51,962
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
4.16%
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%
$1,039,240
$1.0M
Cap Rate 7%
$742,314
$742.3K
Cap Rate 9%
$577,356
$577.4K
Market Conditions
NOI Build-Up for 4,195 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
$95.1K $22.68/SF
− Vacancy
−$666 −$0.16/SF
EGI
$94.5K $22.52/SF
− OpEx
−$42.5K −$10.13/SF
NOI
$52.0K $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%
$1,039,240
Cap Rate 7%
$742,314
Cap Rate 9%
$577,356
Alternative Uses
Best Use
Apartment 5plus
$742.3K
$649.5K – $866.0K
NOI $51,962 @ 7.0% cap · market cap 4.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $119,809 @ 7.0% cap · market cap 9.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
1,353
Businesses Nearby
Explore this area
Business Placement
Demographics for 90304, CA
26,058
Population
7,673
Households
3.4
Avg Household Size
33
Median Age
14%
College-Educated
56%
High-School Grad
1.6 sq mi
ZIP Area
16,286
Density / Sq Mi
$63,317
Median Household Income
$31,385
Median Earnings
$1,499
Median Rent
$696,200
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 - Four two-bedroom units and one three-bedroom unit create a balanced residential income configuration.
Where is this apartment building located?
The property is located at 10605 Buford Avenue Inglewood, CA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Five‑unit apartment property with approximately 4,195 square feet; Unit mix includes four 2‑bedroom/1‑bathroom units and one 3‑bedroom/2‑bathroom unit; 12,737‑square‑foot lot with private yard areas for front and rear units
