9-Unit Townhouse Apartment
For Sale
$2,400,000
11646 Birch Avenue, Hawthorne, CA 90250
Gated two-story community with separately metered utilities, private yards, parking, and supplemental storage income.
Property Size10,236 SF
Lot Size0.22 Acres
Price / SF$234.47
Days on Market236
Property Features for 11646 Birch Avenue
General Information
Standard status
Active
Size
10,236 SF
Total Parking Spaces
13
Lot size
0.22 Acres
Property subtype
Multi-family
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
8 x 2BR/1.5BA, 1 x 3BR+den/1.5BA
Multifamily Units
9
Amenities
gated community
storage unit
Building Details
Year Built
1966
Stories
2
Listing Agency:
Berkadia
Listed By:
Steffan Braunlich
(714) 497-3550
Source:
Sevengables
Added: Jan 8
Changed: Aug 31
Last Checked: Aug 31 at 8:29PM
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 Berkadia
Investment Insights
Based on property information with market context.
This 9-unit residential property in Hawthorne occupies a 9,561-square-foot lot and includes eight two-bedroom, one-and-one-half-bath townhouse units plus one three-bedroom-plus-den, one-and-one-half-bath residence. The townhouses are two stories and average 1,137 square feet each. Two units have private yards, while the gated layout provides 13 parking spaces.
Gas and electricity are separately metered, supporting direct tenant billing. A former laundry room has been repurposed as a storage unit that produces additional rental income. The central water heater is five years old, and the roof was replaced in 2024. Built in 1966, the property offers freeway access connecting Hawthorne residents with South Bay employment centers and area amenities.
Gas and electricity are separately metered, supporting direct tenant billing. A former laundry room has been repurposed as a storage unit that produces additional rental income. The central water heater is five years old, and the roof was replaced in 2024. Built in 1966, the property offers freeway access connecting Hawthorne residents with South Bay employment centers and area amenities.
Key Highlights
- 9‑unit property with eight two‑bedroom townhouses and one three‑bedroom‑plus‑den unit
- 9,561‑square‑foot lot with 10,235 square feet of total building size
- Townhouses average 1,137 square feet each and are arranged across two stories
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
$164,705
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
6.86%
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%
$3,294,100
$3.3M
Cap Rate 7%
$2,352,929
$2.4M
Cap Rate 9%
$1,830,056
$1.8M
Market Conditions
NOI Build-Up for 10,236 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
$325.5K $31.80/SF
− Vacancy
−$26.0K −$2.54/SF
EGI
$299.5K $29.26/SF
− OpEx
−$134.8K −$13.17/SF
NOI
$164.7K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /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%
$3,294,100
Cap Rate 7%
$2,352,929
Cap Rate 9%
$1,830,056
Alternative Uses
Best Use
Apartment 5plus
$2.35M
$2.06M – $2.75M
NOI $164,705 @ 7.0% cap · market cap 6.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.48M
$4.80M – $6.39M
NOI $383,622 @ 7.0% cap · market cap 15.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,108
Businesses Nearby
Explore this area
Business Placement
Demographics for 90250, CA
97,653
Population
34,105
Households
2.9
Avg Household Size
35
Median Age
26%
College-Educated
79%
High-School Grad
6.8 sq mi
ZIP Area
14,361
Density / Sq Mi
$74,923
Median Household Income
$40,288
Median Earnings
$1,723
Median Rent
$827,600
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 - Gated two-story community with separately metered utilities, private yards, parking, and supplemental storage income.
Where is this apartment building located?
The property is located at 11646 Birch Avenue Hawthorne, CA.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: 9‑unit property with eight two‑bedroom townhouses and one three‑bedroom‑plus‑den unit; 9,561‑square‑foot lot with 10,235 square feet of total building size; Townhouses average 1,137 square feet each and are arranged across two stories
