Remodeled Multifamily
For Sale
$2,225,000
Pending
1303 W 163rd St, Gardena, CA 90247
Townhome-style apartments feature updated interiors, in-unit laundry, and dedicated garage parking.
Property Size4,391 SF
Days on Market137
Property Features for 1303 W 163rd St
General Information
Standard status
Pending
Size
4,391 SF
Property subtype
Investment
Additional Details
Cap Rate
5.14%
Amenities
washer and dryer
Building Details
Building Size
4,391 SF
Year Built
1987
Stories
1
Units
4
Construction
townhome style
Listed By:
George Andrews
(714) 408-5058
Source:
Elliman
Added: Apr 24
Changed: Aug 29
Last Checked: Aug 29 at 1:04PM
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 George Andrews
Investment Insights
Based on property information with market context.
This multifamily property at 1303 W 163rd St in Gardena was built in 1987 and has been remodeled with new vinyl flooring, quartz countertops, and tiled bathrooms. Each apartment includes a new washer and dryer, along with updated electrical, plumbing, heating and air systems, and water heaters. The townhome-style layout is complemented by detached two-car garages for each unit, while the ADU has tandem parking.
The property is positioned approximately 17 minutes from the beach and offers a stated 20-minute commute to downtown Los Angeles without traffic. Orange County is also accessible. WalkScore is 78, BikeScore is 53, and TransitScore is 33. The property carries a 5.14% capitalization rate and is not subject to local rent control.
The property is positioned approximately 17 minutes from the beach and offers a stated 20-minute commute to downtown Los Angeles without traffic. Orange County is also accessible. WalkScore is 78, BikeScore is 53, and TransitScore is 33. The property carries a 5.14% capitalization rate and is not subject to local rent control.
Key Highlights
- Townhome‑style apartment building in Gardena
- Remodeled with new vinyl floors, quartz countertops, and tiled bathrooms
- New electrical, plumbing, heating and air systems, and water heaters
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
$70,655
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
3.18%
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%
$1,413,100
$1.4M
Cap Rate 7%
$1,009,357
$1.0M
Cap Rate 9%
$785,056
$785.1K
Market Conditions
NOI Build-Up for 4,391 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
$139.6K $31.80/SF
− Vacancy
−$11.2K −$2.54/SF
EGI
$128.5K $29.26/SF
− OpEx
−$57.8K −$13.17/SF
NOI
$70.7K $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%
$1,413,100
Cap Rate 7%
$1,009,357
Cap Rate 9%
$785,056
Alternative Uses
Best Use
Apartment 5plus
$1.01M
$883.2K – $1.18M
NOI $70,655 @ 7.0% cap · market cap 3.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.35M
$2.06M – $2.74M
NOI $164,565 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,670
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?
Multifamily property - Townhome-style apartments feature updated interiors, in-unit laundry, and dedicated garage parking.
Where is this multifamily property located?
The property is located at 1303 W 163rd St Gardena, CA.
What is the asking price?
The asking price for this property is $2,225,000.
What are key features of this property?
This property features: Townhome‑style apartment building in Gardena; Remodeled with new vinyl floors, quartz countertops, and tiled bathrooms; New electrical, plumbing, heating and air systems, and water heaters
