Oversized Two-Bedroom Apartment
For Sale
Contact for pricing
1225 W 166th St, Gardena, CA 90247
Built in 1985, this 22-unit, two-bedroom apartment community offers substantial on-site parking including private garages.
Property Size26,416 SF
Price / SF$272.56
Days on Market50
Property Features for 1225 W 166th St
General Information
Standard status
Active
Size
26,416 SF
Total Parking Spaces
50
Property subtype
Multifamily
Zoning
GAR3
Occupancy
100%
Investment Type
Value Add
Net Operating Income
$393,888
Additional Details
Multifamily Units
22
Building Details
Year Built
1985
Buildings
1
Units
22
Tenancy
Multi
Listing Agency:
Lyon Stahl Investment Real Estate
(310) 259-7556
Listed By:
Cameron Samimi · License #CA 02035763
Source:
Crexi
Added: Jun 22
Changed: Aug 8
Last Checked: Aug 10 at 12:43PM
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
Investment Insights
Based on property information with market context.
Constructed in 1985, this 22-unit multifamily property features spacious two-bedroom, two-bathroom apartment homes. The community is fully leased and has been professionally maintained. Ownership has extensively renovated 15 of the 22 units, providing immediate operational strength with additional room for continued improvement.
The property is positioned at 1225 W. 166th Street in Gardena, offering abundant parking for residents and guests. There are 22 private garages plus 28 additional on-site parking spaces, supporting convenient day-to-day access for tenants.
For buyers considering future expansion, the asset is described as having unique additional unit potential that would allow for five new two-bedroom, two-bathroom units without sacrificing existing parking. The remarks estimate approximately $165,000 in additional annual gross income and approximately $650,000 in construction cost for the proposed additions. With the community currently fully leased, this combination of in-place unit mix, renovations, and on-site parking is intended to support strong day-to-day operations while accommodating an additional unit plan.
The property is positioned at 1225 W. 166th Street in Gardena, offering abundant parking for residents and guests. There are 22 private garages plus 28 additional on-site parking spaces, supporting convenient day-to-day access for tenants.
For buyers considering future expansion, the asset is described as having unique additional unit potential that would allow for five new two-bedroom, two-bathroom units without sacrificing existing parking. The remarks estimate approximately $165,000 in additional annual gross income and approximately $650,000 in construction cost for the proposed additions. With the community currently fully leased, this combination of in-place unit mix, renovations, and on-site parking is intended to support strong day-to-day operations while accommodating an additional unit plan.
Key Highlights
- Built in 1985: 22‑unit apartment community with all units configured as 2‑bedroom / 2‑bath.
- Fully leased and professionally maintained, with extensive renovations completed in 15 of the 22 units.
- Strong parking ratio: 22 private garages plus 28 on‑site 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
$425,055
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
5.90%
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%
$8,501,100
$8.5M
Cap Rate 7%
$6,072,214
$6.1M
Cap Rate 9%
$4,722,833
$4.7M
Market Conditions
NOI Build-Up for 26,416 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
$840.0K $31.80/SF
− Vacancy
−$67.2K −$2.54/SF
EGI
$772.8K $29.26/SF
− OpEx
−$347.8K −$13.17/SF
NOI
$425.1K $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%
$8,501,100
Cap Rate 7%
$6,072,214
Cap Rate 9%
$4,722,833
Alternative Uses
Best Use
Apartment 5plus
$6.07M
$5.31M – $7.08M
NOI $425,055 @ 7.0% cap · market cap 5.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$14.14M
$12.38M – $16.50M
NOI $990,012 @ 7.0% cap · market cap 13.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
22
Residential units
Location Intelligence
Trade Area within ½ mile
1,111
Businesses Nearby
Explore this area
Business Placement
Demographics for 90247, CA
48,543
Population
17,076
Households
2.8
Avg Household Size
39
Median Age
27%
College-Educated
78%
High-School Grad
3.8 sq mi
ZIP Area
12,774
Density / Sq Mi
$73,851
Median Household Income
$37,000
Median Earnings
$1,751
Median Rent
$640,500
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 - Built in 1985, this 22-unit, two-bedroom apartment community offers substantial on-site parking including private garages.
Where is this apartment building located?
The property is located at 1225 W 166th St Gardena, CA.
What is the asking price?
The asking price for this property is $7,200,000.
What are key features of this property?
This property features: Built in 1985: 22‑unit apartment community with all units configured as 2‑bedroom / 2‑bath.; Fully leased and professionally maintained, with extensive renovations completed in 15 of the 22 units.; Strong parking ratio: 22 private garages plus 28 on‑site parking spaces.
