18-Unit Garden-Style Apartment
New
For Sale
Contact for pricing
14803 Prairie Avenue, Lawndale, CA 90260
Three two-story buildings offer varied unit layouts, on-site laundry, parking, and updated interiors in a residential Lawndale setting.
Property Size13,521 SF
Lot Size0.41 Acres
Price / SF$343.91
Days on Market6
Property Features for 14803 Prairie Avenue
General Information
Standard status
Active
Size
13,521 SF
Total Parking Spaces
18
Lot size
0.41 Acres
Property subtype
Multifamily
Zoning
LNR3YY
Occupancy
100%
Net Operating Income
$273,289
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
12 x 1BR/1BA, 6 x 2BR/1BA
Multifamily Units
18
Amenities
on-site laundry room
Building Details
Year Built
1957
Buildings
3
Stories
2
Units
18
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: Aug 5
Changed: Aug 9
Last Checked: Aug 9 at 10:34AM
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.
This 18-unit apartment community comprises three adjacent, two-story garden-style buildings constructed in 1957. The property contains approximately 13,521 square feet of building area on a 17,771-square-foot lot, with 12 one-bedroom/one-bath units averaging approximately 700 square feet and 6 two-bedroom/one-bath units averaging approximately 850 square feet. Tuck-under parking, an on-site laundry room, and 18 parking spaces serve the residents. Select apartments have received improvements such as hardwood flooring and granite countertops, while all windows have been updated. Electricity and gas are individually metered.
The community occupies a residential area of Lawndale near the Torrance border, approximately two blocks from the 405 Freeway and one mile from El Camino College. The property is not subject to a local Lawndale rent control ordinance; statewide AB 1482 rent-cap requirements apply.
The community occupies a residential area of Lawndale near the Torrance border, approximately two blocks from the 405 Freeway and one mile from El Camino College. The property is not subject to a local Lawndale rent control ordinance; statewide AB 1482 rent-cap requirements apply.
Key Highlights
- 18‑unit apartment community across three adjacent buildings
- Approximately 13,521 square feet on a 17,771‑square‑foot lot
- Unit mix includes 12 one‑bedroom/one‑bath and 6 two‑bedroom/one‑bath units
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
$217,564
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
4.68%
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%
$4,351,280
$4.4M
Cap Rate 7%
$3,108,057
$3.1M
Cap Rate 9%
$2,417,378
$2.4M
Market Conditions
NOI Build-Up for 13,521 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
$430.0K $31.80/SF
− Vacancy
−$34.4K −$2.54/SF
EGI
$395.6K $29.26/SF
− OpEx
−$178.0K −$13.17/SF
NOI
$217.6K $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%
$4,351,280
Cap Rate 7%
$3,108,057
Cap Rate 9%
$2,417,378
Alternative Uses
Best Use
Apartment 5plus
$3.11M
$2.72M – $3.63M
NOI $217,564 @ 7.0% cap · market cap 4.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.24M
$6.33M – $8.45M
NOI $506,736 @ 7.0% cap · market cap 10.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
18
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,170
Businesses Nearby
Explore this area
Business Placement
Demographics for 90260, CA
33,338
Population
10,787
Households
3.1
Avg Household Size
36
Median Age
23%
College-Educated
75%
High-School Grad
2.5 sq mi
ZIP Area
13,335
Density / Sq Mi
$86,736
Median Household Income
$38,183
Median Earnings
$1,877
Median Rent
$745,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Three two-story buildings offer varied unit layouts, on-site laundry, parking, and updated interiors in a residential Lawndale setting.
Where is this apartment building located?
The property is located at 14803 Prairie Avenue Lawndale, CA.
What is the asking price?
The asking price for this property is $4,650,000.
What are key features of this property?
This property features: 18‑unit apartment community across three adjacent buildings; Approximately 13,521 square feet on a 17,771‑square‑foot lot; Unit mix includes 12 one‑bedroom/one‑bath and 6 two‑bedroom/one‑bath units
