Residential Income
For Sale
$739,000
4252 Blanchard St, East Los Angeles, CA 90063
Offered for sale as an other residential income property at 4252 Blanchard St in East Los Angeles.
Property Size1,515 SF
Days on Market114
Property Features for 4252 Blanchard St
General Information
Standard status
Active
Size
1,515 SF
Property subtype
MULTI_FAMILY
Building Details
Building Size
1,515 SF
Year Built
1925
Listing Agency:
Century 21 Allstars
Listed By:
Abel Ramos · License #02244870
(323) 480-0713
Source:
Milsteinestates
Added: May 29
Changed: Sep 16
Last Checked: Sep 19 at 12:53PM
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 Century 21 Allstars
Investment Insights
Based on property information with market context.
This offering is for sale as an other residential income property. It is presented as a residential income asset, suitable for investors evaluating multi-unit residential cash-flow strategies.
The property is located at 4252 Blanchard St in East Los Angeles, CA 90063. Please contact the listing broker for additional details regarding the specific unit mix and current operating information.
The property is located at 4252 Blanchard St in East Los Angeles, CA 90063. Please contact the listing broker for additional details regarding the specific unit mix and current operating information.
Key Highlights
- Built in 1925
- Offered for sale as an other residential income property at 4252 Blanchard St in East Los Angeles
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
$22,142
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%
$442,840
$442.8K
Cap Rate 7%
$316,314
$316.3K
Cap Rate 9%
$246,022
$246.0K
Market Conditions
NOI Build-Up for 1,515 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
$40.5K $26.76/SF
− Vacancy
−$284 −$0.19/SF
EGI
$40.3K $26.57/SF
− OpEx
−$18.1K −$11.96/SF
NOI
$22.1K $14.61/SF
Area
East Los Angeles, CA
Vacancy
0.70%
Lease Rate
$26.76 /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%
$442,840
Cap Rate 7%
$316,314
Cap Rate 9%
$246,022
Alternative Uses
Best Use
Apartment 5plus
$316.3K
$276.8K – $369.0K
NOI $22,142 @ 7.0% cap · market cap 3.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$593.6K
$519.4K – $692.6K
NOI $41,554 @ 7.0% cap · market cap 5.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
805
Businesses Nearby
Explore this area
Business Placement
Demographics for 90063, CA
50,227
Population
14,046
Households
3.6
Avg Household Size
34
Median Age
13%
College-Educated
56%
High-School Grad
3.3 sq mi
ZIP Area
15,220
Density / Sq Mi
$71,725
Median Household Income
$33,832
Median Earnings
$1,489
Median Rent
$619,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Offered for sale as an other residential income property at 4252 Blanchard St in East Los Angeles.
Where is this residential income property located?
The property is located at 4252 Blanchard St East Los Angeles, CA.
What is the asking price?
The asking price for this property is $739,000.
What are key features of this property?
This property features: Built in 1925; Offered for sale as an other residential income property at 4252 Blanchard St in East Los Angeles
