Updated Five-Unit Apartment
For Sale
$1,315,000
10636 Crenshaw Blvd, Inglewood, CA 90303
Five-unit multifamily property with upgraded electrical, dual-pane windows, doors, and air-conditioning improvements.
Property Size5,528 SF
Days on Market20
Property Features for 10636 Crenshaw Blvd
General Information
Standard status
Active
Size
5,528 SF
Property subtype
Apartment
Financials
Cap Rate
5.91%
Gross Rent Multiplier
10.77
Units
Unit Mix
1 x 3b/2b, 2 x 2b/1b, 2 x 1b/1b
Multifamily Units
5
Building Details
Building Size
5,528 SF
Year Built
1956
Listing Agency:
Lyon Stahl Investment Real Estate, Inc.
(310) 259-7556
Listed By:
Cameron Samimi · License #02035763
Source:
Archetyperealty
Added: Aug 11
Changed: Aug 21
Last Checked: Aug 29 at 4:21PM
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, Inc.
Investment Insights
Based on property information with market context.
This five-unit apartment property includes one three-bedroom, two-bath residence, two two-bedroom, one-bath residences, and two one-bedroom, one-bath residences. Built in 1956, the building has received improvements through the Inglewood Sound Abatement Program, including updated electrical service, dual-pane windows, new doors, and air-conditioning upgrades.
The property is located on Crenshaw Boulevard in Inglewood, within proximity to Intuit Dome, SoFi Stadium, and YouTube Theater at Hollywood Park. Current operations reflect a 10.77 GRM and a 5.91% cap rate, with approximately 13% rental upside identified in the offering materials. An adjacent five-unit property at 10632 Crenshaw Blvd is also available, creating the potential to acquire 10 side-by-side units.
The property is located on Crenshaw Boulevard in Inglewood, within proximity to Intuit Dome, SoFi Stadium, and YouTube Theater at Hollywood Park. Current operations reflect a 10.77 GRM and a 5.91% cap rate, with approximately 13% rental upside identified in the offering materials. An adjacent five-unit property at 10632 Crenshaw Blvd is also available, creating the potential to acquire 10 side-by-side units.
Key Highlights
- Five‑unit apartment property with a 1/2/2 bedroom mix: one 3b/2b, two 2b/1b, and two 1b/1b units
- Improvements include updated electrical, dual‑pane windows, new doors, and air‑conditioning upgrades
- 10.77 GRM and 5.91% cap rate
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
$68,474
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
5.21%
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%
$1,369,480
$1.4M
Cap Rate 7%
$978,200
$978.2K
Cap Rate 9%
$760,822
$760.8K
Market Conditions
NOI Build-Up for 5,528 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
$125.4K $22.68/SF
− Vacancy
−$878 −$0.16/SF
EGI
$124.5K $22.52/SF
− OpEx
−$56.0K −$10.13/SF
NOI
$68.5K $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%
$1,369,480
Cap Rate 7%
$978,200
Cap Rate 9%
$760,822
Alternative Uses
Best Use
Apartment 5plus
$978.2K
$855.9K – $1.14M
NOI $68,474 @ 7.0% cap · market cap 5.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.26M
$1.97M – $2.63M
NOI $157,880 @ 7.0% cap · market cap 12.01%
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
692
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 - Five-unit multifamily property with upgraded electrical, dual-pane windows, doors, and air-conditioning improvements.
Where is this apartment building located?
The property is located at 10636 Crenshaw Blvd Inglewood, CA.
What is the asking price?
The asking price for this property is $1,315,000.
What are key features of this property?
This property features: Five‑unit apartment property with a 1/2/2 bedroom mix: one 3b/2b, two 2b/1b, and two 1b/1b units; Improvements include updated electrical, dual‑pane windows, new doors, and air‑conditioning upgrades; 10.77 GRM and 5.91% cap rate
