Non-Rent Controlled 20-Unit
For Sale
$5,850,000
7-14015 S Budlong Ave, Gardena, CA 90247
Turnkey, non-rent controlled 20-unit apartment building with multiple recent unit upgrades and market rents.
Property Size16,528 SF
Price / SF$353.94
Days on Market2646
Property Features for 7-14015 S Budlong Ave
General Information
Standard status
Active
Size
16,528 SF
Additional Details
Highway Access
Yes
Multifamily Units
20
Building Details
Tenancy
Multi
Listing Agency:
Cutting Edge Property Mngmt
(949) 682-5478
Listed By:
Shirley Williams · License #01357952
1
Source:
Exprealty
Added: Jun 20, 2019
Changed: Sep 7
Last Checked: Sep 15 at 3:07PM
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 Cutting Edge Property Mngmt
Investment Insights
Based on property information with market context.
CEPM presents a turnkey, non-rent controlled 20-unit apartment building totaling 16,528 square feet at 14015 S Budlong Ave in Gardena, California. The property has been well maintained by the owner and offers a mix of updates across the unit count.
As described, eight units have been completely renovated and include two wall AC units per unit. Twelve units have received new windows, heaters, and security doors.
The building is located near retail shops, office buildings, restaurants, and grocery stores along Rosecrans Ave and Vermont Ave. It is also bordered by the 110 and 105 Freeways, providing convenient transit to neighboring employment centers listed in the offering materials. Broker/buyer to verify all information.
As described, eight units have been completely renovated and include two wall AC units per unit. Twelve units have received new windows, heaters, and security doors.
The building is located near retail shops, office buildings, restaurants, and grocery stores along Rosecrans Ave and Vermont Ave. It is also bordered by the 110 and 105 Freeways, providing convenient transit to neighboring employment centers listed in the offering materials. Broker/buyer to verify all information.
Key Highlights
- 20‑unit apartment building totaling 16,528 SF at 14015 S Budlong Ave in Gardena, CA
- Non‑rent controlled (verify current rent control status with broker/buyer)
- 8 units renovated with 2 wall A/C units per unit
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
$265,949
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
4.55%
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%
$5,318,980
$5.3M
Cap Rate 7%
$3,799,271
$3.8M
Cap Rate 9%
$2,954,989
$3.0M
Market Conditions
NOI Build-Up for 16,528 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
$525.6K $31.80/SF
− Vacancy
−$42.0K −$2.54/SF
EGI
$483.5K $29.26/SF
− OpEx
−$217.6K −$13.17/SF
NOI
$265.9K $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%
$5,318,980
Cap Rate 7%
$3,799,271
Cap Rate 9%
$2,954,989
Alternative Uses
Best Use
Apartment 5plus
$3.80M
$3.32M – $4.43M
NOI $265,949 @ 7.0% cap · market cap 4.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.85M
$7.74M – $10.32M
NOI $619,432 @ 7.0% cap · market cap 10.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
20
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
957
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 - Turnkey, non-rent controlled 20-unit apartment building with multiple recent unit upgrades and market rents.
Where is this apartment building located?
The property is located at 7-14015 S Budlong Ave Gardena, CA.
What is the asking price?
The asking price for this property is $5,850,000.
What are key features of this property?
This property features: 20‑unit apartment building totaling 16,528 SF at 14015 S Budlong Ave in Gardena, CA; Non‑rent controlled (verify current rent control status with broker/buyer); 8 units renovated with 2 wall A/C units per unit
