Six-Unit Apartment Building with Alley-Access
For Sale
Contact for pricing
1258 S Woods Avenue, Los Angeles, CA 90022
Six 1-bed, 1-bath units in two Spanish-style buildings with washer/dryer hookups, plus six rear garages accessed by an alley.
Property Size4,186 SF
Lot Size0.13 Acres
Price / SF$262.78
Days on Market16
Property Features for 1258 S Woods Avenue
General Information
Standard status
Active
Size
4,186 SF
Total Parking Spaces
6
Lot size
0.13 Acres
Property subtype
Multifamily
Zoning
LC-R4
Financials
Cap Rate
6.3%
Gross Rent Multiplier
9.9
Units
Unit Mix
6 x 1 bed/1 bath
Multifamily Units
6
Additional Details
Highway Access
Yes
Building Details
Year Built
1929
Buildings
2
Construction
Spanish
Listing Agency:
NOHCO Real Estate
(213) 804-7647
Listed By:
Brian Noh, CCIM · License #CA 01438155
Source:
Crexi
Added: Jul 22
Changed: Jul 30
Last Checked: Aug 5 at 9:18AM
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 NOHCO Real Estate
Investment Insights
Based on property information with market context.
This Spanish-style apartment building consists of two separate buildings totaling 4,186 SF, built in 1929. The property has (6) large 1 bed/1 bath units with full kitchen and bath, roomy bedrooms, and washer/dryer hookups. One unit is delivered vacant and in rent-ready condition, while the remaining units are occupied with tenants that have good rent histories.
The property sits on a 5,464 SF size lot zoned LC-R4 in Unincorporated LA, so it does not fall under city of LA RSO. There are a total of 6 garages in the rear with alley access, creating an opportunity for an ADU conversion. The site is well located in East Los Angeles near multiple freeways and near Citadel Outlets.
At the time of marketing, the property is presented with a 9.9 GRM and a 6.3% cap rate.
The property sits on a 5,464 SF size lot zoned LC-R4 in Unincorporated LA, so it does not fall under city of LA RSO. There are a total of 6 garages in the rear with alley access, creating an opportunity for an ADU conversion. The site is well located in East Los Angeles near multiple freeways and near Citadel Outlets.
At the time of marketing, the property is presented with a 9.9 GRM and a 6.3% cap rate.
Key Highlights
- Two Spanish‑style buildings totaling 4,186 SF built in 1929
- (6) large 1 bed/1 bath units with full kitchen and bath plus washer/dryer hookups
- One unit delivered vacant and in rent‑ready condition
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
$87,515
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
7.96%
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%
$1,750,300
$1.8M
Cap Rate 7%
$1,250,214
$1.3M
Cap Rate 9%
$972,389
$972.4K
Market Conditions
NOI Build-Up for 4,186 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
$160.2K $38.28/SF
− Vacancy
−$1.1K −$0.27/SF
EGI
$159.1K $38.01/SF
− OpEx
−$71.6K −$17.11/SF
NOI
$87.5K $20.91/SF
Area
ZIP 90022
Vacancy
0.70%
Lease Rate
$38.28 /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%
$1,750,300
Cap Rate 7%
$1,250,214
Cap Rate 9%
$972,389
Alternative Uses
Best Use
Apartment 5plus
$1.25M
$1.09M – $1.46M
NOI $87,515 @ 7.0% cap · market cap 7.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.71M
$1.49M – $1.99M
NOI $119,387 @ 7.0% cap · market cap 10.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
6
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,224
Businesses Nearby
Explore this area
Business Placement
Demographics for 90022, CA
64,517
Population
17,845
Households
3.6
Avg Household Size
34
Median Age
10%
College-Educated
56%
High-School Grad
4.4 sq mi
ZIP Area
14,663
Density / Sq Mi
$67,829
Median Household Income
$32,304
Median Earnings
$1,407
Median Rent
$603,500
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 - Six 1-bed, 1-bath units in two Spanish-style buildings with washer/dryer hookups, plus six rear garages accessed by an alley.
Where is this apartment building located?
The property is located at 1258 S Woods Avenue Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two Spanish‑style buildings totaling 4,186 SF built in 1929; (6) large 1 bed/1 bath units with full kitchen and bath plus washer/dryer hookups; One unit delivered vacant and in rent‑ready condition
