Palos Verdes Condo with Pool
For Sale
$407,000
28121 Highridge Road #405 Rancho Palos, Rancho Palos Verdes, CA 90275
Well-maintained 1-bedroom condo with pool view in Palos Verdes.
Property Size758 SF
Price / SF$536.94
Days on Market355
Property Features for 28121 Highridge Road #405 Rancho Palos
General Information
Standard status
Active
Size
758 SF
Property subtype
Condominium
Amenities
Fireplace
Ductless
Wall/Window Unit(s)
Radiant
Dishwasher
Electric Range
Microwave
Electricity Connected, Sewer Connected, Water Connected
Building Details
Building Size
758 SF
Year Built
1974
Stories
1
Listing Agency:
(310) 938-4989
Listed By:
Becky Park
(310) 938-4989
Source:
Kw
Added: Aug 21, 2025
Changed: Aug 8
Last Checked: Jul 15 at 10:22PM
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 Becky Park
Investment Insights
Based on property information with market context.
Located in Palos Verdes Penthouse HOA, this well-maintained top-floor condo offers 758 sq. ft. The 1-bedroom, 1-bathroom residence is situated in a quiet interior location with views of the community pool. The open living room features floor-to-ceiling windows and a fireplace, along with an adjacent dining area equipped with a ceiling fan. A glass sliding door provides access to the balcony overlooking the pool. The kitchen includes wood cabinetry. The bathroom features a wide vanity and a bathtub. The bedroom includes a private balcony, a walk-in closet, and storage cabinets. Additional amenities include subterranean garage parking with private storage, a community pool, and a recreation room. The property is conveniently located near Peninsula Center for shopping, dining, and entertainment, within the Peninsula Unified School District.
Key Highlights
- Top floor unit in a well‑maintained Palos Verdes condo complex.
- Convenient location near Peninsula Center for shopping, dining, and entertainment.
- Includes community pool, recreation room, and private storage in subterranean garage.
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
$12,197
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
3.00%
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%
$243,940
$243.9K
Cap Rate 7%
$174,243
$174.2K
Cap Rate 9%
$135,522
$135.5K
Market Conditions
NOI Build-Up for 758 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
$24.1K $31.80/SF
− Vacancy
−$1.9K −$2.54/SF
EGI
$22.2K $29.26/SF
− OpEx
−$10.0K −$13.17/SF
NOI
$12.2K $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%
$243,940
Cap Rate 7%
$174,243
Cap Rate 9%
$135,522
Alternative Uses
Best Use
Apartment 5plus
$174.2K
$152.5K – $203.3K
NOI $12,197 @ 7.0% cap · market cap 3.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$405.8K
$355.1K – $473.5K
NOI $28,408 @ 7.0% cap · market cap 6.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
96
Businesses Nearby
Explore this area
Business Placement
Demographics for 90275, CA
42,452
Population
16,668
Households
2.5
Avg Household Size
50
Median Age
69%
College-Educated
98%
High-School Grad
13.5 sq mi
ZIP Area
3,145
Density / Sq Mi
$175,212
Median Household Income
$95,000
Median Earnings
$3,501
Median Rent
$1,543,300
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 - Well-maintained 1-bedroom condo with pool view in Palos Verdes.
Where is this apartment building located?
The property is located at 28121 Highridge Road #405 Rancho Palos Rancho Palos Verdes, CA.
What is the asking price?
The asking price for this property is $407,000.
What are key features of this property?
This property features: Top floor unit in a well‑maintained Palos Verdes condo complex.; Convenient location near Peninsula Center for shopping, dining, and entertainment.; Includes community pool, recreation room, and private storage in subterranean garage.
