20-Unit Apartment
New
For Sale
$2,750,000
4309 Main St, Los Angeles, CA 90037
Historic-era multifamily property with secure entry, laundry facilities, and access to the Metro E Line.
Property Size9,408 SF
Days on Market2
Property Features for 4309 Main St
General Information
Standard status
Active
Size
9,408 SF
Property subtype
Multifamily
Occupancy
95%
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
18 x studio/1BA, 2 x 1BR/1BA
Multifamily Units
20
Additional Details
Cap Rate
7.04%
Amenities
secure entry
on-site laundry
On-site laundry facilities and secured entry for tenants
Electrical: Ownership has recently done upgrades to the subpanels and main electrical lines.
Plumbing: Mixed copper and galvanized. Ownership has completed some recent upgrades
Building Details
Building Size
9,408 SF
Units
20
Listing Agency:
Marcus & Millichap - Los Angeles
Listed By:
Tony Azzi · License #License(s): CA: 00910513
(310) 909-5454
Source:
Marcusmillichap
Added: Sep 4
Last Checked: Sep 4 at 2:51PM
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 Marcus & Millichap - Los Angeles
Investment Insights
Based on property information with market context.
This 20-unit apartment building dates to the 1920s and includes eighteen studio/one-bath apartments plus two one-bedroom/one-bath apartments. Property features include controlled entry and on-site laundry facilities. Capital work has addressed the electrical system, portions of the plumbing, and the roof, with seal coating completed in recent years.
Located at 4309 Main St in Los Angeles, the property is near the Exposition Park/USC district and the Metro E Line. The I-110 Freeway provides regional access, including connections to Downtown Los Angeles and employment centers throughout the region. Walk Score® ratings identify the area as Very Walkable and Very Bikeable.
Located at 4309 Main St in Los Angeles, the property is near the Exposition Park/USC district and the Metro E Line. The I-110 Freeway provides regional access, including connections to Downtown Los Angeles and employment centers throughout the region. Walk Score® ratings identify the area as Very Walkable and Very Bikeable.
Key Highlights
- 20‑unit configuration with eighteen studio/one‑bath units and two one‑bedroom/one‑bath units
- 1920s‑era apartment building at 4309 Main St, Los Angeles, CA 90037
- Secure entry and on‑site laundry facilities
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
$139,707
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
5.08%
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%
$2,794,140
$2.8M
Cap Rate 7%
$1,995,814
$2.0M
Cap Rate 9%
$1,552,300
$1.6M
Market Conditions
NOI Build-Up for 9,408 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
$255.8K $27.19/SF
− Vacancy
−$1.8K −$0.19/SF
EGI
$254.0K $27.00/SF
− OpEx
−$114.3K −$12.15/SF
NOI
$139.7K $14.85/SF
Area
ZIP 90037
Vacancy
0.70%
Lease Rate
$27.19 /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%
$2,794,140
Cap Rate 7%
$1,995,814
Cap Rate 9%
$1,552,300
Alternative Uses
Best Use
Apartment 5plus
$2.00M
$1.75M – $2.33M
NOI $139,707 @ 7.0% cap · market cap 5.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.69M
$3.23M – $4.30M
NOI $258,048 @ 7.0% cap · market cap 9.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,690
Businesses Nearby
Explore this area
Business Placement
Demographics for 90037, CA
63,706
Population
18,709
Households
3.4
Avg Household Size
33
Median Age
9%
College-Educated
54%
High-School Grad
2.9 sq mi
ZIP Area
21,968
Density / Sq Mi
$56,417
Median Household Income
$29,857
Median Earnings
$1,438
Median Rent
$632,600
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Historic-era multifamily property with secure entry, laundry facilities, and access to the Metro E Line.
Where is this apartment building located?
The property is located at 4309 Main St Los Angeles, CA.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: 20‑unit configuration with eighteen studio/one‑bath units and two one‑bedroom/one‑bath units; 1920s‑era apartment building at 4309 Main St, Los Angeles, CA 90037; Secure entry and on‑site laundry facilities
