Multifamily Assemblage in
For Sale
$2,900,000
4322 W 106th, Inglewood, CA 90304
Eight-unit multifamily property with income and redevelopment potential.
Property Size6,698 SF
Lot Size1.19 Acres
Days on Market274
Property Features for 4322 W 106th
General Information
Standard status
Active
Size
6,698 SF
Lot size
1.19 Acres
Property subtype
Mixed Use
Building Details
Building Size
6,698 SF
Year Built
1909
Listing Agency:
Parham Khoshbakhtian, Broker
(949) 929-5901
Listed By:
Parham Khoshbakhtian · License #01446947
Source:
Velocityrealtysd
Added: Dec 1, 2025
Changed: Aug 28
Last Checked: Aug 30 at 11:16PM
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 Parham Khoshbakhtian, Broker
Investment Insights
Based on property information with market context.
This eight-unit multifamily assemblage is situated on over 52,000 square feet of land in unincorporated Inglewood. A significant portion of the property is leased to the County of Los Angeles Sheriff’s Department. The property is fully income-producing, offering potential for increased rents. The residential component includes a mix of three-bedroom and one-bedroom units, many of which have been recently improved. The parking area, leased to the County, generates approximately $6,200 per month in additional income. Located near SoFi Stadium, the Intuit Dome, and Hollywood Park, the property may benefit from the ongoing revitalization of Inglewood’s entertainment corridor. This property offers a combination of current returns, income backed by a government entity, and land value.
Key Highlights
- Income‑producing asset with significant rental upside potential.
- Large portion leased to County of Los Angeles Sheriff’s Department, providing stable, government‑backed income.
- Located minutes from SoFi Stadium, Intuit Dome, and Hollywood Park.
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
$82,966
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
2.86%
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%
$1,659,320
$1.7M
Cap Rate 7%
$1,185,229
$1.2M
Cap Rate 9%
$921,844
$921.8K
Market Conditions
NOI Build-Up for 6,698 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
$151.9K $22.68/SF
− Vacancy
−$1.1K −$0.16/SF
EGI
$150.8K $22.52/SF
− OpEx
−$67.9K −$10.13/SF
NOI
$83.0K $12.39/SF
Area
Inglewood, CA
Vacancy
0.70%
Lease Rate
$22.68 /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%
$1,659,320
Cap Rate 7%
$1,185,229
Cap Rate 9%
$921,844
Alternative Uses
Best Use
Apartment 5plus
$1.19M
$1.04M – $1.38M
NOI $82,966 @ 7.0% cap · market cap 2.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.73M
$2.39M – $3.19M
NOI $191,295 @ 7.0% cap · market cap 6.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,340
Businesses Nearby
Explore this area
Business Placement
Demographics for 90304, CA
26,058
Population
7,673
Households
3.4
Avg Household Size
33
Median Age
14%
College-Educated
56%
High-School Grad
1.6 sq mi
ZIP Area
16,286
Density / Sq Mi
$63,317
Median Household Income
$31,385
Median Earnings
$1,499
Median Rent
$696,200
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 - Eight-unit multifamily property with income and redevelopment potential.
Where is this apartment building located?
The property is located at 4322 W 106th Inglewood, CA.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Income‑producing asset with significant rental upside potential.; Large portion leased to County of Los Angeles Sheriff’s Department, providing stable, government‑backed income.; Located minutes from SoFi Stadium, Intuit Dome, and Hollywood Park.
