Duplex with Permitted
New
For Sale
$1,125,000
15401 Faysmith, Gardena, CA 90249
Corner-lot property with separate living spaces, private outdoor areas, and convenient access to regional amenities.
Property Size2,036 SF
Days on Market4
Property Features for 15401 Faysmith
General Information
Standard status
Active
Size
2,036 SF
Property subtype
Duplex
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
1 x 5BR/3BA, 1 x 2BR/1BA
Multifamily Units
2
Building Details
Building Size
2,036 SF
Year Built
1947
Listing Agency:
Realty ONE Group United
Listed By:
Juan Villarreal · License #01979641
(310) 567-9279
Source:
2buy
Added: Sep 10
Changed: Sep 12
Last Checked: Sep 12 at 2:18PM
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 Realty ONE Group United
Investment Insights
Based on property information with market context.
This duplex includes a five-bedroom, three-bathroom main residence and a permitted two-bedroom, one-bathroom ADU. The secondary dwelling has its own entrance and yard, while the primary home includes a separate backyard. The configuration provides distinct residential spaces within one property and supports flexible occupancy arrangements.
Built in 1947, the property is located near El Camino College, major freeways, parks, golf courses, and South Bay beaches. Its corner-lot setting adds separation between the residences and their outdoor areas.
Built in 1947, the property is located near El Camino College, major freeways, parks, golf courses, and South Bay beaches. Its corner-lot setting adds separation between the residences and their outdoor areas.
Key Highlights
- Five‑bedroom, three‑bathroom main residence
- Permitted ADU with two bedrooms and one bathroom
- ADU includes a private entrance and separate yard
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
$35,556
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
3.16%
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%
$711,120
$711.1K
Cap Rate 7%
$507,943
$507.9K
Cap Rate 9%
$395,067
$395.1K
Market Conditions
NOI Build-Up for 2,036 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
$55.0K $27.00/SF
− Vacancy
−$4.2K −$2.05/SF
EGI
$50.8K $24.95/SF
− OpEx
−$15.2K −$7.48/SF
NOI
$35.6K $17.46/SF
Area
Los Angeles County, CA
Vacancy
7.60%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
30.00%
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%
$711,120
Cap Rate 7%
$507,943
Cap Rate 9%
$395,067
Alternative Uses
Best Use
Multifamily LT 5
$507.9K
$444.5K – $592.6K
NOI $35,556 @ 7.0% cap · market cap 3.16%
Second Best
Apartment 5plus
$468.0K
$409.5K – $546.0K
NOI $32,761 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$1.09M
$953.8K – $1.27M
NOI $76,305 @ 7.0% cap · market cap 6.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
814
Businesses Nearby
Explore this area
Business Placement
Demographics for 90249, CA
27,125
Population
9,292
Households
2.9
Avg Household Size
40
Median Age
26%
College-Educated
80%
High-School Grad
3.0 sq mi
ZIP Area
9,042
Density / Sq Mi
$84,921
Median Household Income
$43,336
Median Earnings
$1,705
Median Rent
$709,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Corner-lot property with separate living spaces, private outdoor areas, and convenient access to regional amenities.
Where is this duplex located?
The property is located at 15401 Faysmith Gardena, CA.
What is the asking price?
The asking price for this property is $1,125,000.
What are key features of this property?
This property features: Five‑bedroom, three‑bathroom main residence; Permitted ADU with two bedrooms and one bathroom; ADU includes a private entrance and separate yard
