Apartment Building with
For Sale
$3,350,000
13406 Vermont Ave, Gardena, CA 90247
Multifamily property with renovated units, new ADUs, and upgraded building systems.
Property Size9,974 SF
Days on Market66
Property Features for 13406 Vermont Ave
General Information
Standard status
Active
Size
9,974 SF
Property subtype
Multifamily
Occupancy
100%
Units
Unit Mix
8 x three-bedroom units, 2 x ADU
Multifamily Units
10
Additional Details
Cap Rate
5.72%
Amenities
Rare 10-Unit Asset Featuring Eight 3-Bedroom Units and Two Newly Constructed ADUs
Five Fully Renovated Units Plus Two Brand-New ADUs
Extensive Capital Improvements Including Fully Upgraded Electrical and Plumbing Systems
New Roof Installed in 2022
RUBS Program Implemented, Minimizing Landlord Utility Expenses
Eight On-Site Parking Spaces
Building Details
Building Size
9,974 SF
Units
10
Listing Agency:
South Bay Office
(424) 405-3855
Listed By:
Jon Weir · License #License(s): CA: 02038545
(424) 405-3855
Source:
Marcusmillichap
Added: Jun 28
Changed: Aug 31
Last Checked: Aug 30 at 1:11PM
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 South Bay Office
Investment Insights
Based on property information with market context.
This 10-unit apartment property in Gardena includes eight three-bedroom residences and two newly constructed ADUs. Five units have been renovated, while the property has also received electrical and plumbing upgrades. A replacement roof was installed in 2022, adding a recent major building improvement.
The asset is located on South Vermont Avenue in Gardena, within Los Angeles County. Ownership has implemented a RUBS program for utility cost allocation. The combination of unit variety, added ADU space, renovated interiors, and updated core systems creates a clearly defined multifamily configuration.
The asset is located on South Vermont Avenue in Gardena, within Los Angeles County. Ownership has implemented a RUBS program for utility cost allocation. The combination of unit variety, added ADU space, renovated interiors, and updated core systems creates a clearly defined multifamily configuration.
Key Highlights
- 10‑unit apartment property with eight three‑bedroom units and two ADUs
- Two newly constructed ADUs add to the existing unit count
- Five units have been fully renovated
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
$160,490
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
4.79%
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%
$3,209,800
$3.2M
Cap Rate 7%
$2,292,714
$2.3M
Cap Rate 9%
$1,783,222
$1.8M
Market Conditions
NOI Build-Up for 9,974 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
$317.2K $31.80/SF
− Vacancy
−$25.4K −$2.54/SF
EGI
$291.8K $29.26/SF
− OpEx
−$131.3K −$13.17/SF
NOI
$160.5K $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%
$3,209,800
Cap Rate 7%
$2,292,714
Cap Rate 9%
$1,783,222
Alternative Uses
Best Use
Apartment 5plus
$2.29M
$2.01M – $2.67M
NOI $160,490 @ 7.0% cap · market cap 4.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.34M
$4.67M – $6.23M
NOI $373,803 @ 7.0% cap · market cap 11.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Residential units
Location Intelligence
Trade Area within ½ mile
924
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 - Multifamily property with renovated units, new ADUs, and upgraded building systems.
Where is this apartment building located?
The property is located at 13406 Vermont Ave Gardena, CA.
What is the asking price?
The asking price for this property is $3,350,000.
What are key features of this property?
This property features: 10‑unit apartment property with eight three‑bedroom units and two ADUs; Two newly constructed ADUs add to the existing unit count; Five units have been fully renovated
