Eight-Unit Apartment
For Sale
$2,025,000
1135 Leighton Ave, Los Angeles, CA 90037
Residential Income, Los Angeles, CA
Property Size5,442 SF
Lot Size0.16 Acres
Price / SF$372.11
Days on Market176
Property Features for 1135 Leighton Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
LARD1.5
Bedrooms
12
Bathrooms
12
Full bathrooms
3
Rooms
Bathroom 10, Bedroom 1, Bathroom 3, Bedroom 12, Bathroom 2, Bedroom 3, Bathroom 9, Bedroom 9, Bathroom 1, Bathroom 7, Bedroom 8, Bedroom 2, Bedroom 7, Bedroom 10, Bathroom 12, Bedroom 6, Bedroom 5, Bathroom 5, Bathroom 4, Bathroom 6, Bathroom 11, Bedroom 4, Bedroom 11, Bathroom 8
Parking
4
Parking features
Driveway
Directions
On the corner of S Budlong Ave and Leighton Ave
Subdivision
Los Angeles Southwest
Standard status
Active
APN
5037-021-027
Size
5,442 SF
Lot size
0.16 Acres
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2018
Floors in Building
2
Number of units
4
Listing Agency:
Compass
(310) 230-5478
Listed By:
John Swartz · License #01873487
(310) 779-9929
Added: Mar 18
Changed: Sep 8
Last Checked: Sep 9 at 2:06AM
MLS# 26665177
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.
Investment Insights
Based on property information with market context.
The offering combines 1135 Leighton Avenue and 3944 South Budlong Avenue into an eight-unit apartment property. The two buildings provide approximately 10,887 square feet of rentable area across two parcels totaling 13,776 square feet. Each residence includes three bedrooms and three bathrooms, with layouts designed for contemporary residential use. Central heating and cooling, tankless water heaters, and separate gas and electric metering serve the units. Tenants are responsible for water, trash, gas, and electricity, while the property is subject to the Los Angeles Rent Stabilization Ordinance.
Located in Exposition Park, the property is near the University of Southern California, USC Village, the California Science Center, Exposition Park museums, and BMO Stadium. Regional access includes Downtown Los Angeles, the I-110 and I-10 freeways, and the Metro E Line, which connects the area with Downtown and the Westside. The two-parcel offering is within a federally designated Qualified Opportunity Zone.
Located in Exposition Park, the property is near the University of Southern California, USC Village, the California Science Center, Exposition Park museums, and BMO Stadium. Regional access includes Downtown Los Angeles, the I-110 and I-10 freeways, and the Metro E Line, which connects the area with Downtown and the Westside. The two-parcel offering is within a federally designated Qualified Opportunity Zone.
Key Highlights
- Eight apartment units, each configured with 3 bedrooms and 3 bathrooms
- Approximately 10,887 square feet of rentable building area
- Two parcels totaling 13,776 square feet
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
$80,813
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
3.99%
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%
$1,616,260
$1.6M
Cap Rate 7%
$1,154,471
$1.2M
Cap Rate 9%
$897,922
$897.9K
Market Conditions
NOI Build-Up for 5,442 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
$148.0K $27.19/SF
− Vacancy
−$1.0K −$0.19/SF
EGI
$146.9K $27.00/SF
− OpEx
−$66.1K −$12.15/SF
NOI
$80.8K $14.85/SF
Area
ZIP 90037
Vacancy
0.70%
Lease Rate
$27.19 /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%
$1,616,260
Cap Rate 7%
$1,154,471
Cap Rate 9%
$897,922
Alternative Uses
Best Use
Apartment 5plus
$1.15M
$1.01M – $1.35M
NOI $80,813 @ 7.0% cap · market cap 3.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.13M
$1.87M – $2.49M
NOI $149,266 @ 7.0% cap · market cap 7.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,164
Businesses Nearby
Explore this area
Business Placement
Demographics for 90037, CA
63,706
Population
18,709
Households
3.4
Avg Household Size
33
Median Age
9%
College-Educated
54%
High-School Grad
2.9 sq mi
ZIP Area
21,968
Density / Sq Mi
$56,417
Median Household Income
$29,857
Median Earnings
$1,438
Median Rent
$632,600
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 - Individually metered three-bedroom apartments with central systems and tenant-paid utilities.
Where is this apartment building located?
The property is located at 1135 Leighton Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $2,025,000.
What are key features of this property?
This property features: Eight apartment units, each configured with 3 bedrooms and 3 bathrooms; Approximately 10,887 square feet of rentable building area; Two parcels totaling 13,776 square feet
