Five-Unit Apartment
For Sale
$1,450,000
11523 Menlo Ave, Hawthorne, CA 90250
Multifamily property with varied unit layouts, recent renovations, resident laundry, parking, and a shared roof deck.
Property Size5,484 SF
Price / SF$264.41
Days on Market782
Property Features for 11523 Menlo Ave
General Information
Standard status
Active
Size
5,484 SF
Total Parking Spaces
6
Property subtype
Residential Income
Units
Unit Mix
1 x 1BR/1BA, 2 x 2BR/1.75BA, 2 x 4BR/1.75BA
Multifamily Units
5
Amenities
on-site laundry
roof deck
Building Details
Year Built
1963
Buildings
1
Listing Agency:
Robert Leveen
Listed By:
Robert Leveen
(213) 995-6684
Source:
Exprealty
Added: Jul 13, 2024
Changed: Aug 31
Last Checked: Sep 1 at 9:22PM
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 Robert Leveen
Investment Insights
Based on property information with market context.
This 5,484-square-foot apartment property contains five units with a mix of one-, two-, and four-bedroom floor plans. The configuration includes one one-bedroom/one-bath apartment, two two-bedroom units with one and three-quarter baths, and two four-bedroom units with one and three-quarter baths. The four-bedroom apartments also include laundry hookups and fireplaces.
Units B and E underwent complete renovations in 2023. A central water heater and the majority of the sewer line were replaced in 2022, with recent capital expenditures totaling more than $100,000. The property provides 6 parking spaces, on-site leased laundry, and a community roof deck positioned above the rear carport.
The property is subject to AB 1482, while Hawthorne has no local rent control. It is located at 11523 Menlo Ave in Hawthorne, California 90250.
Units B and E underwent complete renovations in 2023. A central water heater and the majority of the sewer line were replaced in 2022, with recent capital expenditures totaling more than $100,000. The property provides 6 parking spaces, on-site leased laundry, and a community roof deck positioned above the rear carport.
The property is subject to AB 1482, while Hawthorne has no local rent control. It is located at 11523 Menlo Ave in Hawthorne, California 90250.
Key Highlights
- Five‑unit apartment property totaling 5,484 SF
- Unit mix includes one-, two-, and four‑bedroom apartments
- Complete renovations completed in units B and E in 2023
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
$88,242
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
6.09%
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%
$1,764,840
$1.8M
Cap Rate 7%
$1,260,600
$1.3M
Cap Rate 9%
$980,467
$980.5K
Market Conditions
NOI Build-Up for 5,484 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
$174.4K $31.80/SF
− Vacancy
−$14.0K −$2.54/SF
EGI
$160.4K $29.26/SF
− OpEx
−$72.2K −$13.17/SF
NOI
$88.2K $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%
$1,764,840
Cap Rate 7%
$1,260,600
Cap Rate 9%
$980,467
Alternative Uses
Best Use
Apartment 5plus
$1.26M
$1.10M – $1.47M
NOI $88,242 @ 7.0% cap · market cap 6.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.94M
$2.57M – $3.43M
NOI $205,528 @ 7.0% cap · market cap 14.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
1,210
Businesses Nearby
Explore this area
Business Placement
Demographics for 90250, CA
97,653
Population
34,105
Households
2.9
Avg Household Size
35
Median Age
26%
College-Educated
79%
High-School Grad
6.8 sq mi
ZIP Area
14,361
Density / Sq Mi
$74,923
Median Household Income
$40,288
Median Earnings
$1,723
Median Rent
$827,600
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 - Multifamily property with varied unit layouts, recent renovations, resident laundry, parking, and a shared roof deck.
Where is this apartment building located?
The property is located at 11523 Menlo Ave Hawthorne, CA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Five‑unit apartment property totaling 5,484 SF; Unit mix includes one-, two-, and four‑bedroom apartments; Complete renovations completed in units B and E in 2023
