All-Electric Fourplex with Five
For Sale
Contact for pricing
1304 Amethyst Street, Redondo Beach, CA 90277
Four-unit rental with an all-electric configuration, a 4-bedroom front unit, and five garage spaces.
Property Size4,260 SF
Price / SF$527.93
Days on Market143
Property Features for 1304 Amethyst Street
General Information
Standard status
Active
Size
4,260 SF
Total Parking Spaces
5
Property subtype
Multifamily
Zoning
RBRMD
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$105,804
Additional Details
Cap Rate
4.26%
Multifamily Units
4
Building Details
Year Built
1963
Buildings
1
Units
4
Tenancy
Multi
Listing Agency:
Shield Commercial Real Estate
Listed By:
Luca Jacoli · License #CA 01938297
Source:
Crexi
Added: Apr 17
Changed: Aug 31
Last Checked: Sep 4 at 9:48AM
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 Shield Commercial Real Estate
Investment Insights
Based on property information with market context.
This fourplex offers a rental unit mix consisting of one 4-bed/1.75-bath front unit, two 2-bed/1.75-bath units, and one 1-bed/1-bath unit. The property is configured as all-electric, eliminating gas expenses, and includes five garage spaces for tenant parking. Exterior improvements include a recently painted exterior and new landscaping.
Positioned approximately one mile from the Redondo Beach Pier, King Harbor, and the Pacific Ocean, the property provides convenient access to coastal dining, retail, and lifestyle amenities. The asset is not subject to local rent control, with AB 1482 only, and is described as allowing for consistent and favorable rent growth. The offering also qualifies for residential financing, expanding potential buyer loan options.
Per the provided information, the current financial profile is cited at a 4.26% current cap rate and 15.95 GRM, with a pro-forma projection of a 5.91% cap rate and 12.54 GRM. Please note that buyers should conduct their own due diligence regarding size, condition, financials, and features.
Positioned approximately one mile from the Redondo Beach Pier, King Harbor, and the Pacific Ocean, the property provides convenient access to coastal dining, retail, and lifestyle amenities. The asset is not subject to local rent control, with AB 1482 only, and is described as allowing for consistent and favorable rent growth. The offering also qualifies for residential financing, expanding potential buyer loan options.
Per the provided information, the current financial profile is cited at a 4.26% current cap rate and 15.95 GRM, with a pro-forma projection of a 5.91% cap rate and 12.54 GRM. Please note that buyers should conduct their own due diligence regarding size, condition, financials, and features.
Key Highlights
- Fourplex built in 1963, featuring an all‑electric configuration
- Unit mix: one 4‑bed/1.75‑bath front unit, two 2‑bed/1.75‑bath units, and one 1‑bed/1‑bath unit
- Investment metrics: 4.26% current cap rate and 15.95 GRM; pro‑forma 5.91% cap rate and 12.54 GRM
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
$74,395
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
3.31%
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%
$1,487,900
$1.5M
Cap Rate 7%
$1,062,786
$1.1M
Cap Rate 9%
$826,611
$826.6K
Market Conditions
NOI Build-Up for 4,260 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
$115.0K $27.00/SF
− Vacancy
−$8.7K −$2.05/SF
EGI
$106.3K $24.95/SF
− OpEx
−$31.9K −$7.48/SF
NOI
$74.4K $17.46/SF
Area
Los Angeles County, CA
Vacancy
7.60%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,487,900
Cap Rate 7%
$1,062,786
Cap Rate 9%
$826,611
Alternative Uses
Best Use
Multifamily LT 5
$1.06M
$929.9K – $1.24M
NOI $74,395 @ 7.0% cap · market cap 3.31%
Second Best
Apartment 5plus
$979.2K
$856.8K – $1.14M
NOI $68,547 @ 7.0% cap · market cap 3.05%
Theoretical Best
Office A
$2.28M
$2.00M – $2.66M
NOI $159,655 @ 7.0% cap · market cap 7.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,858
Businesses Nearby
Explore this area
Business Placement
Demographics for 90277, CA
37,856
Population
18,229
Households
2.1
Avg Household Size
45
Median Age
70%
College-Educated
98%
High-School Grad
3.6 sq mi
ZIP Area
10,516
Density / Sq Mi
$131,985
Median Household Income
$87,191
Median Earnings
$2,621
Median Rent
$1,403,800
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?
Quadplex - Four-unit rental with an all-electric configuration, a 4-bedroom front unit, and five garage spaces.
Where is this quadplex located?
The property is located at 1304 Amethyst Street Redondo Beach, CA.
What is the asking price?
The asking price for this property is $2,249,000.
What are key features of this property?
This property features: Fourplex built in 1963, featuring an all‑electric configuration; Unit mix: one 4‑bed/1.75‑bath front unit, two 2‑bed/1.75‑bath units, and one 1‑bed/1‑bath unit; Investment metrics: 4.26% current cap rate and 15.95 GRM; pro‑forma 5.91% cap rate and 12.54 GRM
