Modern 10-Unit Apartment
For Sale
$4,995,000
1175 Leighton, Los Angeles, CA 90037
Two adjacent properties offer townhome-style residences, private bathrooms, parking, and modern construction near USC.
Property Size13,618 SF
Days on Market15
Property Features for 1175 Leighton
General Information
Standard status
Active
Size
13,618 SF
Total Parking Spaces
26
Property subtype
Apartment
Occupancy
100%
Financials
Cap Rate
6.62%
Gross Income
$432,360
Site & Location
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
8 x 3BR/3BA, 2 x 1BR/1BA
Multifamily Units
10
Building Details
Building Size
13,618 SF
Year Built
2026
Buildings
2
Listing Agency:
Myunits.com Inc.
(805) 973-7470
Listed By:
Lauren Cearley · License #02146823
Source:
Truthrealty
Added: Aug 10
Changed: Aug 23
Last Checked: Aug 24 at 2:13PM
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 Myunits.com Inc.
Investment Insights
Based on property information with market context.
This 13,618-square-foot apartment portfolio comprises two side-by-side five-unit properties on contiguous lots with separate APNs. Built in 2026, the 10-unit configuration includes eight three-bedroom, three-bathroom residences and two one-bedroom, one-bathroom ADUs, totaling 26 rentable bedrooms and 26 parking spaces. Every bedroom has an en-suite bathroom. Interior features include open-concept living areas, oversized kitchen islands, stainless steel appliances, in-unit laundry, LVP flooring, generous closets, upgraded bathrooms, and large windows. The property also includes EV charging and solar installations.
The assets are 0.5 miles from USC campus and within the USC Lyft Zone, with access to the Metro E Line. Exposition Park, BMO Stadium, the LA Memorial Coliseum, the Natural History Museum, and the California Science Center are nearby. The residences are fully leased, separately metered for all utilities, and report a 6.62% cap rate inclusive of a 4% management fee. Zoning is LARD1.5.
The assets are 0.5 miles from USC campus and within the USC Lyft Zone, with access to the Metro E Line. Exposition Park, BMO Stadium, the LA Memorial Coliseum, the Natural History Museum, and the California Science Center are nearby. The residences are fully leased, separately metered for all utilities, and report a 6.62% cap rate inclusive of a 4% management fee. Zoning is LARD1.5.
Key Highlights
- 10‑unit portfolio with eight 3‑bedroom residences and two 1‑bedroom ADUs
- 13,618 SF built in 2026 on two contiguous lots with separate APNs
- 26 rentable bedrooms and 26 parking spaces
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
$202,225
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
4.05%
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%
$4,044,500
$4.0M
Cap Rate 7%
$2,888,929
$2.9M
Cap Rate 9%
$2,246,944
$2.2M
Market Conditions
NOI Build-Up for 13,618 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
$370.3K $27.19/SF
− Vacancy
−$2.6K −$0.19/SF
EGI
$367.7K $27.00/SF
− OpEx
−$165.5K −$12.15/SF
NOI
$202.2K $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%
$4,044,500
Cap Rate 7%
$2,888,929
Cap Rate 9%
$2,246,944
Alternative Uses
Best Use
Apartment 5plus
$2.89M
$2.53M – $3.37M
NOI $202,225 @ 7.0% cap · market cap 4.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.34M
$4.67M – $6.23M
NOI $373,522 @ 7.0% cap · market cap 7.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Residential units
100%
Occupancy
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 - Two adjacent properties offer townhome-style residences, private bathrooms, parking, and modern construction near USC.
Where is this apartment building located?
The property is located at 1175 Leighton Los Angeles, CA.
What is the asking price?
The asking price for this property is $4,995,000.
What are key features of this property?
This property features: 10‑unit portfolio with eight 3‑bedroom residences and two 1‑bedroom ADUs; 13,618 SF built in 2026 on two contiguous lots with separate APNs; 26 rentable bedrooms and 26 parking spaces
