Updated Duplex with Vacant
For Sale
$1,099,000
4119 W 162nd Street, Lawndale, CA 90260
Two updated residences are delivered vacant, with separate laundry hookups and flexible occupancy potential.
Property Size2,015 SF
Lot Size0.12 Acres
Price / SF$545.41
Days on Market12
Property Features for 4119 W 162nd Street
General Information
Standard status
Active
Size
2,015 SF
Total Parking Spaces
1
Lot size
0.12 Acres
Property subtype
Duplex
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/2BA
Multifamily Units
2
Amenities
laundry hookups
Building Details
Building Size
2,015 SF
Year Built
1948
Listing Agency:
Vista Sotheby's International Realty
Listed By:
Greg Thatcher · License #01843099
(424) 247-4880
Source:
2buy
Added: Aug 25
Changed: Sep 4
Last Checked: Sep 4 at 6:44AM
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 Vista Sotheby's International Realty
Investment Insights
Based on property information with market context.
This duplex includes approximately 2,015 square feet of living area across two separate residences on a 5,344 square foot lot. The front home has 2 bedrooms, 1 bathroom, and laundry hookups, while the rear home provides 3 bedrooms, 2 bathrooms, laundry hookups, and an attached one-car garage. Renovation work was completed in 2024 at the front residence and in 2022 at the rear residence. The rear unit also received copper plumbing in 2024, and the roof was replaced in 2016. Built in 1948, the property is being offered with both residences vacant, allowing flexible occupancy or leasing arrangements from the outset.
The property is located in Lawndale within the South Bay area of Los Angeles County, with access to surrounding South Bay communities and major regional routes.
The property is located in Lawndale within the South Bay area of Los Angeles County, with access to surrounding South Bay communities and major regional routes.
Key Highlights
- Approximately 2,015 square feet of total living space on a 5,344 square foot lot
- Front residence offers 2 bedrooms, 1 bathroom, and remodeling completed in 2024
- Rear residence includes 3 bedrooms, 2 bathrooms, and remodeling completed in 2022
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
$35,189
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
3.20%
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%
$703,780
$703.8K
Cap Rate 7%
$502,700
$502.7K
Cap Rate 9%
$390,989
$391.0K
Market Conditions
NOI Build-Up for 2,015 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
$54.4K $27.00/SF
− Vacancy
−$4.1K −$2.05/SF
EGI
$50.3K $24.95/SF
− OpEx
−$15.1K −$7.48/SF
NOI
$35.2K $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%
$703,780
Cap Rate 7%
$502,700
Cap Rate 9%
$390,989
Alternative Uses
Best Use
Multifamily LT 5
$502.7K
$439.9K – $586.5K
NOI $35,189 @ 7.0% cap · market cap 3.20%
Second Best
Apartment 5plus
$463.2K
$405.3K – $540.4K
NOI $32,423 @ 7.0% cap · market cap 2.95%
Theoretical Best
Office A
$1.08M
$944.0K – $1.26M
NOI $75,518 @ 7.0% cap · market cap 6.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,159
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two updated residences are delivered vacant, with separate laundry hookups and flexible occupancy potential.
Where is this duplex located?
The property is located at 4119 W 162nd Street Lawndale, CA.
What is the asking price?
The asking price for this property is $1,099,000.
What are key features of this property?
This property features: Approximately 2,015 square feet of total living space on a 5,344 square foot lot; Front residence offers 2 bedrooms, 1 bathroom, and remodeling completed in 2024; Rear residence includes 3 bedrooms, 2 bathrooms, and remodeling completed in 2022
