Six-Unit Apartment
New
For Sale
$2,000,000
3837 Sawtelle Blvd, Culver City, CA 90066
Fully occupied property with mixed residential layouts and an on-site workshop and storage area.
Property Size3,862 SF
Price / SF$517.87
Days on Market4
Property Features for 3837 Sawtelle Blvd
General Information
Standard status
Active
Size
3,862 SF
Property subtype
MULTI_FAMILY
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
3 x 2BR/2BA, 1 x 2BR/1BA, 2 x bachelor
Multifamily Units
6
Additional Details
Asking Price
$2,000,000
Amenities
workshop/storage
Building Details
Building Size
3,862 SF
Year Built
1953
Listing Agency:
Nelson Shelton & Associates
Listed By:
Ryan Ford · License #02271499
(310) 271-2229
Source:
Benbelack
Added: Sep 9
Changed: Sep 11
Last Checked: Sep 11 at 11:37AM
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 Nelson Shelton & Associates
Investment Insights
Based on property information with market context.
This apartment property comprises six residences across two parcels conveyed together. The unit mix includes three two-bedroom, two-bath apartments, one two-bedroom, one-bath apartment, and two bachelor units. An on-site workshop and storage area, along with tools, are included with the sale. The property is fully occupied and currently income-producing.
The address is on Sawtelle Boulevard in Culver City, with access to Playa Vista, Marina del Rey, and the Westside job corridor. The 405 and 90 provide regional connectivity. Rent roll and expense information is available to qualified buyers upon request.
The address is on Sawtelle Boulevard in Culver City, with access to Playa Vista, Marina del Rey, and the Westside job corridor. The 405 and 90 provide regional connectivity. Rent roll and expense information is available to qualified buyers upon request.
Key Highlights
- Six residences across two parcels sold together
- Unit mix includes three 2‑bedroom/2‑bath units, one 2‑bedroom/1‑bath unit, and two bachelor units
- Fully occupied and income‑producing
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
$62,143
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
3.11%
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%
$1,242,860
$1.2M
Cap Rate 7%
$887,757
$887.8K
Cap Rate 9%
$690,478
$690.5K
Market Conditions
NOI Build-Up for 3,862 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
$122.8K $31.80/SF
− Vacancy
−$9.8K −$2.54/SF
EGI
$113.0K $29.26/SF
− OpEx
−$50.8K −$13.17/SF
NOI
$62.1K $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%
$1,242,860
Cap Rate 7%
$887,757
Cap Rate 9%
$690,478
Alternative Uses
Best Use
Apartment 5plus
$887.8K
$776.8K – $1.04M
NOI $62,143 @ 7.0% cap · market cap 3.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.07M
$1.81M – $2.41M
NOI $144,739 @ 7.0% cap · market cap 7.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
6
Residential units
100%
Occupancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,984
Businesses Nearby
Explore this area
Business Placement
Demographics for 90066, CA
55,304
Population
26,591
Households
2.1
Avg Household Size
38
Median Age
61%
College-Educated
92%
High-School Grad
4.8 sq mi
ZIP Area
11,522
Density / Sq Mi
$107,786
Median Household Income
$67,298
Median Earnings
$2,211
Median Rent
$1,636,600
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 - Fully occupied property with mixed residential layouts and an on-site workshop and storage area.
Where is this apartment building located?
The property is located at 3837 Sawtelle Blvd Culver City, CA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Six residences across two parcels sold together; Unit mix includes three 2‑bedroom/2‑bath units, one 2‑bedroom/1‑bath unit, and two bachelor units; Fully occupied and income‑producing
