7-Unit Apartment
For Sale
$2,200,000
1423 West 158th Street, Gardena, CA 90247
Two buildings offer six two-bedroom units and one three-bedroom unit.
Property Size7,300 SF
Price / SF$301.37
Days on Market66
Property Features for 1423 West 158th Street
General Information
Standard status
Active
Size
7,300 SF
Total Parking Spaces
16
Property subtype
Residential Income / Res Income 2-4 Units
Zoning
Assessor
Net Operating Income
$107,012
Units
Unit Mix
6 x 2BR/1BA, 1 x 3BR/2.25BA
Multifamily Units
7
Additional Details
Highway Access
Yes
Building Details
Year Built
1978
Buildings
2
Units
7
Listing Agency:
N. P. Property Management Inc.
(213) 377-4203
Listed By:
Frederick Okuda · License #02073148
(213) 377-4203
Source:
Compass
Added: Jun 23
Changed: Aug 26
Last Checked: Aug 26 at 1:27PM
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 N. P. Property Management Inc.
Investment Insights
Based on property information with market context.
This apartment property comprises two buildings with seven units in total. The unit mix includes six residences configured with 2 bedrooms and 1 bathroom, plus one residence with 3 bedrooms and 2.25 bathrooms. A roof replacement was completed in November 2025, and the property complies with the SB-721 ordinance.
Located in Gardena, the property provides access to I-110, I-405, SR-91, and I-105. The surrounding employment base includes aerospace, automotive, healthcare, manufacturing, technology, and logistics employers, with the Port of Los Angeles/Long Beach logistics corridor and Los Angeles International Airport among the cited regional destinations. Shopping, schools, and transportation are also identified nearby.
Located in Gardena, the property provides access to I-110, I-405, SR-91, and I-105. The surrounding employment base includes aerospace, automotive, healthcare, manufacturing, technology, and logistics employers, with the Port of Los Angeles/Long Beach logistics corridor and Los Angeles International Airport among the cited regional destinations. Shopping, schools, and transportation are also identified nearby.
Key Highlights
- 7‑unit apartment property across two buildings
- Unit mix includes six 2‑bedroom/1‑bath units and one 3‑bedroom/2.25‑bath unit
- Roof replacement completed in November 2025
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
$117,463
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
5.34%
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%
$2,349,260
$2.3M
Cap Rate 7%
$1,678,043
$1.7M
Cap Rate 9%
$1,305,144
$1.3M
Market Conditions
NOI Build-Up for 7,300 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
$232.1K $31.80/SF
− Vacancy
−$18.6K −$2.54/SF
EGI
$213.6K $29.26/SF
− OpEx
−$96.1K −$13.17/SF
NOI
$117.5K $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%
$2,349,260
Cap Rate 7%
$1,678,043
Cap Rate 9%
$1,305,144
Alternative Uses
Best Use
Apartment 5plus
$1.68M
$1.47M – $1.96M
NOI $117,463 @ 7.0% cap · market cap 5.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.91M
$3.42M – $4.56M
NOI $273,587 @ 7.0% cap · market cap 12.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,293
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 - Two buildings offer six two-bedroom units and one three-bedroom unit.
Where is this apartment building located?
The property is located at 1423 West 158th Street Gardena, CA.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 7‑unit apartment property across two buildings; Unit mix includes six 2‑bedroom/1‑bath units and one 3‑bedroom/2.25‑bath unit; Roof replacement completed in November 2025
