9-Unit Apartment
For Sale
$2,890,000
13811 Arthur, Paramount, CA 90723
Built in 1958 with six units updated within the past decade and separately metered gas and electricity.
Property Size7,434 SF
Price / SF$388.75
Days on Market33
Property Features for 13811 Arthur
General Information
Standard status
Active
Size
7,434 SF
Total Parking Spaces
18
Property subtype
Apartment
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Additional Details
Multifamily Units
9
Amenities
Combination
Wall/Window Unit(s)
Cable Available, Cable Connected, Electricity Available, Electricity Connected, Natural Gas Available, Natural Gas Connected, Phone Available, Phone Connected, Water Available, Water Connected
Building Details
Year Built
1958
Stories
2
Listing Agency:
Premier Agent Network
(561) 245-0560
Listed By:
Benjamin Benoit
(561) 245-0560
Source:
Kw
Added: Jul 22
Changed: Aug 23
Last Checked: Aug 23 at 4:16AM
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 Premier Agent Network
Investment Insights
Based on property information with market context.
This well-maintained 9-unit apartment building was built in 1958 and includes approximately 7,434 square feet of improvements. The unit mix totals 19 bedrooms, supporting flexible tenancy across the property. Six of the nine units have been updated within the past decade. Gas and electricity are separately metered, helping reduce owner expense exposure compared to centrally billed utilities.
The property provides 18 assigned on-site parking spaces. It is located near major freeways and close to shopping, dining, schools, and employment centers, supporting steady local rental demand.
The building presents an investor-friendly setup with in-place income and additional upside through value-add, with rent roll and pro forma available upon request for qualified buyers.
The property provides 18 assigned on-site parking spaces. It is located near major freeways and close to shopping, dining, schools, and employment centers, supporting steady local rental demand.
The building presents an investor-friendly setup with in-place income and additional upside through value-add, with rent roll and pro forma available upon request for qualified buyers.
Key Highlights
- 9 units totaling 19 bedrooms
- Approximately 7,434 square feet of improvements
- Built in 1958
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
$119,619
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
4.14%
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%
$2,392,380
$2.4M
Cap Rate 7%
$1,708,843
$1.7M
Cap Rate 9%
$1,329,100
$1.3M
Market Conditions
NOI Build-Up for 7,434 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
$236.4K $31.80/SF
− Vacancy
−$18.9K −$2.54/SF
EGI
$217.5K $29.26/SF
− OpEx
−$97.9K −$13.17/SF
NOI
$119.6K $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%
$2,392,380
Cap Rate 7%
$1,708,843
Cap Rate 9%
$1,329,100
Alternative Uses
Best Use
Apartment 5plus
$1.71M
$1.50M – $1.99M
NOI $119,619 @ 7.0% cap · market cap 4.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.98M
$3.48M – $4.64M
NOI $278,609 @ 7.0% cap · market cap 9.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
978
Businesses Nearby
Explore this area
Business Placement
Demographics for 90723, CA
53,770
Population
14,585
Households
3.7
Avg Household Size
33
Median Age
13%
College-Educated
66%
High-School Grad
4.7 sq mi
ZIP Area
11,440
Density / Sq Mi
$70,912
Median Household Income
$35,032
Median Earnings
$1,772
Median Rent
$500,400
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 - Built in 1958 with six units updated within the past decade and separately metered gas and electricity.
Where is this apartment building located?
The property is located at 13811 Arthur Paramount, CA.
What is the asking price?
The asking price for this property is $2,890,000.
What are key features of this property?
This property features: 9 units totaling 19 bedrooms; Approximately 7,434 square feet of improvements; Built in 1958
