Nine-Unit Apartment Building with
New
For Sale
$2,000,000
10901 S Freeman, Inglewood, CA 90304
Multifamily property with select renovations, enclosed parking, and in-unit laundry hookups.
Property Size5,188 SF
Days on Market7
Property Features for 10901 S Freeman
General Information
Standard status
Active
Size
5,188 SF
Property subtype
Apartment
Building Details
Building Size
5,188 SF
Year Built
1924
Listing Agency:
Buckingham Investments, Inc
(407) 341-3254
Listed By:
Kristen Mussenden · License #02096276
Source:
Velocityrealtysd
Added: Aug 26
Changed: Aug 31
Last Checked: Aug 31 at 9:30PM
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 Buckingham Investments, Inc
Investment Insights
Based on property information with market context.
This apartment property contains 9 units arranged as 4 duplexes and a separate house on a 19,653-square-foot lot. Two units have been remodeled, while other units include upgraded flooring and/or kitchen cabinetry. Every unit has washer/dryer hookups. Electrical service throughout the property was replaced in 2024.
The separate house dates to 1924, and the duplex buildings were constructed between 1955 and 1960. Parking includes 8 enclosed carport spaces and an oversized detached garage. The property is located 1.5 miles from SoFi Stadium in Inglewood, California, and carries a 14.68 GRM.
The separate house dates to 1924, and the duplex buildings were constructed between 1955 and 1960. Parking includes 8 enclosed carport spaces and an oversized detached garage. The property is located 1.5 miles from SoFi Stadium in Inglewood, California, and carries a 14.68 GRM.
Key Highlights
- 9 total units: 4 duplexes plus a separate house
- 19,653‑square‑foot lot with 8 enclosed carport spaces
- Oversized separate garage 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
$64,262
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
3.21%
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%
$1,285,240
$1.3M
Cap Rate 7%
$918,029
$918.0K
Cap Rate 9%
$714,022
$714.0K
Market Conditions
NOI Build-Up for 5,188 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
$117.7K $22.68/SF
− Vacancy
−$824 −$0.16/SF
EGI
$116.8K $22.52/SF
− OpEx
−$52.6K −$10.13/SF
NOI
$64.3K $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%
$1,285,240
Cap Rate 7%
$918,029
Cap Rate 9%
$714,022
Alternative Uses
Best Use
Apartment 5plus
$918.0K
$803.3K – $1.07M
NOI $64,262 @ 7.0% cap · market cap 3.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.12M
$1.85M – $2.47M
NOI $148,169 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,274
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 - Multifamily property with select renovations, enclosed parking, and in-unit laundry hookups.
Where is this apartment building located?
The property is located at 10901 S Freeman Inglewood, CA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 9 total units: 4 duplexes plus a separate house; 19,653‑square‑foot lot with 8 enclosed carport spaces; Oversized separate garage included
