Renovated Nine-Unit Apartment
New
For Sale
$3,100,000
13838 Arthur, Paramount, CA 90723
Family-oriented layouts and updated building systems support stabilized apartment operations.
Property Size7,800 SF
Lot Size0.40 Acres
Price / SF$397.44
Days on Market7
Property Features for 13838 Arthur
General Information
Standard status
Active
Size
7,800 SF
Total Parking Spaces
9
Lot size
0.40 Acres
Property subtype
Apartment
Occupancy
100%
Net Operating Income
$205,494
Financials
Asking Price
$3,100,000
Cap Rate
6.63%
Units
Unit Mix
8 x 3BR/2BA, 1 x 1BR/1BA
Multifamily Units
9
Additional Details
Highway Access
Yes
Building Details
Building Size
7,800 SF
Year Built
1962
Listing Agency:
Property Works RE, Inc.
Listed By:
John Chelius · License #01936287
Source:
Archetyperealty
Added: Aug 11
Changed: Aug 15
Last Checked: Aug 16 at 2:56PM
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 Property Works RE, Inc.
Investment Insights
Based on property information with market context.
This nine-unit apartment property was built in 1962 and includes eight three-bedroom, two-bath residences of approximately 905 SF, along with one one-bedroom, one-bath residence measuring 440 SF. The 7,800 SF building occupies a 17,524 SF lot and has undergone comprehensive renovations covering the roofs, windows, major systems, apartment interiors, and appliances. The property is 100% occupied at close of escrow.
Open parking areas create a candidate location for ADU construction under SB 1211, subject to applicable requirements. The property is governed by statewide AB 1482 rather than a local rent-control ordinance, with vacancy decontrol under Costa-Hawkins as described. Nine on-site parking spaces serve the building. Access to the 105 and 710 freeways connects the property with Downtown LA, LAX, and Long Beach.
Open parking areas create a candidate location for ADU construction under SB 1211, subject to applicable requirements. The property is governed by statewide AB 1482 rather than a local rent-control ordinance, with vacancy decontrol under Costa-Hawkins as described. Nine on-site parking spaces serve the building. Access to the 105 and 710 freeways connects the property with Downtown LA, LAX, and Long Beach.
Key Highlights
- Eight (8) large three‑bedroom / two‑bath units at approximately 905 SF, plus one (1) one‑bedroom / one‑bath at 440 SF
- 7,800 SF building area on a 17,524 SF lot
- Renovations include roofs, windows, major systems, unit interiors, and appliances
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
$125,508
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
4.05%
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%
$2,510,160
$2.5M
Cap Rate 7%
$1,792,971
$1.8M
Cap Rate 9%
$1,394,533
$1.4M
Market Conditions
NOI Build-Up for 7,800 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
$248.0K $31.80/SF
− Vacancy
−$19.8K −$2.54/SF
EGI
$228.2K $29.26/SF
− OpEx
−$102.7K −$13.17/SF
NOI
$125.5K $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%
$2,510,160
Cap Rate 7%
$1,792,971
Cap Rate 9%
$1,394,533
Alternative Uses
Best Use
Apartment 5plus
$1.79M
$1.57M – $2.09M
NOI $125,508 @ 7.0% cap · market cap 4.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.18M
$3.65M – $4.87M
NOI $292,326 @ 7.0% cap · market cap 9.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
960
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 - Family-oriented layouts and updated building systems support stabilized apartment operations.
Where is this apartment building located?
The property is located at 13838 Arthur Paramount, CA.
What is the asking price?
The asking price for this property is $3,100,000.
What are key features of this property?
This property features: Eight (8) large three‑bedroom / two‑bath units at approximately 905 SF, plus one (1) one‑bedroom / one‑bath at 440 SF; 7,800 SF building area on a 17,524 SF lot; Renovations include roofs, windows, major systems, unit interiors, and appliances
