Garden-Style Multifamily
For Sale
Contact for pricing
14031 Cerise Avenue, Hawthorne, CA 90250
75-unit, garden-style apartment community with a rear courtyard pool and gated subterranean parking.
Property Size46,088 SF
Lot Size0.89 Acres
Price / SF$379.71
Days on Market32
Property Features for 14031 Cerise Avenue
General Information
Standard status
Active
Size
46,088 SF
Class
B
Total Parking Spaces
81
Lot size
0.89 Acres
Property subtype
Multifamily
Zoning
Garden-style
Occupancy
97%
Investment Type
Value Add
Net Operating Income
$1,026,120
Additional Details
Highway Access
Yes
Multifamily Units
75
Amenities
pet-friendly
pool
outdoor seating
BBQ/grilling area
gated parking
controlled access
video surveillance
on-site laundry
Building Details
Year Built
1972
Buildings
3
Stories
2
Units
75
Tenancy
Multi
Construction
garden-style
Listing Agency:
Berkadia Commercial Mortgage El Segundo
(310) 663-7145
Listed By:
Steffan Braunlich · License #CA 01859098
Source:
Crexi
Added: Jul 24
Changed: Aug 15
Last Checked: Aug 23 at 1:45PM
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 Berkadia Commercial Mortgage El Segundo
Investment Insights
Based on property information with market context.
Fountain Villa Apartments is a 75-unit, garden-style apartment community built in 1972. The property features three two-story buildings arranged around a rear courtyard pool, with above one level of on-grade parking. Improvements include landscaped interior common areas with grass, mature shade trees, trimmed shrubs, and raised planters.
The unit mix consists of 12 studio units, 51 one-bedroom/one-bath units, and 12 two-bedroom/two-bath units. Tenant amenities include multiple on-site laundry rooms, a pool with outdoor seating, and a BBQ/grilling area. Security features include gated parking, controlled access, and video surveillance.
Parking is provided in a gated subterranean garage with 81 assigned spaces, plus ample street parking for guests. The property is master-metered for gas and water, with electricity separately metered. The community is located one block north of Rosecrans Avenue and is minutes from the 405, 105, and 110 freeways.
The unit mix consists of 12 studio units, 51 one-bedroom/one-bath units, and 12 two-bedroom/two-bath units. Tenant amenities include multiple on-site laundry rooms, a pool with outdoor seating, and a BBQ/grilling area. Security features include gated parking, controlled access, and video surveillance.
Parking is provided in a gated subterranean garage with 81 assigned spaces, plus ample street parking for guests. The property is master-metered for gas and water, with electricity separately metered. The community is located one block north of Rosecrans Avenue and is minutes from the 405, 105, and 110 freeways.
Key Highlights
- 75‑unit garden‑style apartment community built in 1972 with 46,088 SF of building area on a 38,971 SF lot
- Three two‑story buildings with a rear courtyard pool
- Unit mix: 12 studios, 51 one‑bedroom/one‑bath, and 12 two‑bedroom/two‑bath units (avg. ~615 SF); pool house converted to a fully permitted unit
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
$741,593
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
4.24%
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%
$14,831,860
$14.8M
Cap Rate 7%
$10,594,186
$10.6M
Cap Rate 9%
$8,239,922
$8.2M
Market Conditions
NOI Build-Up for 46,088 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
$1.47M $31.80/SF
− Vacancy
−$117.2K −$2.54/SF
EGI
$1.35M $29.26/SF
− OpEx
−$606.8K −$13.17/SF
NOI
$741.6K $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%
$14,831,860
Cap Rate 7%
$10,594,186
Cap Rate 9%
$8,239,922
Alternative Uses
Best Use
Apartment 5plus
$10.59M
$9.27M – $12.36M
NOI $741,593 @ 7.0% cap · market cap 4.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$24.68M
$21.59M – $28.79M
NOI $1,727,274 @ 7.0% cap · market cap 9.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
75
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,197
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 - 75-unit, garden-style apartment community with a rear courtyard pool and gated subterranean parking.
Where is this apartment building located?
The property is located at 14031 Cerise Avenue Hawthorne, CA.
What is the asking price?
The asking price for this property is $17,500,000.
What are key features of this property?
This property features: 75‑unit garden‑style apartment community built in 1972 with 46,088 SF of building area on a 38,971 SF lot; Three two‑story buildings with a rear courtyard pool; Unit mix: 12 studios, 51 one‑bedroom/one‑bath, and 12 two‑bedroom/two‑bath units (avg. ~615 SF); pool house converted to a fully permitted unit
