Fully Occupied Five-Unit
For Sale
$789,900
4535 E 55th, Maywood, CA 90270
Five-unit complex in Maywood, fully occupied, offering immediate rental income with potential to enhance rent levels.
Property Size2,150 SF
Days on Market112
Property Features for 4535 E 55th
General Information
Standard status
Active
Size
2,150 SF
Property subtype
Apartment
Occupancy
100%
Additional Details
Multifamily Units
5
Building Details
Building Size
2,150 SF
Year Built
1951
Listing Agency:
Keller Williams Coastal Prop.
Listed By:
Harry Eaves · License #01159737
(562) 961-1400
Source:
Truthrealty
Added: May 26
Changed: Aug 31
Last Checked: Sep 14 at 9:07AM
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 Keller Williams Coastal Prop.
Investment Insights
Based on property information with market context.
This for-sale multifamily property is a five-unit apartment complex presented fully occupied with no current vacancies. The building is configured as five separate rental units within a single property, and it is being offered with immediate rental income already in place for an investor or an owner-operator entering the income market.
The property is located in the City of Maywood within an established residential neighborhood that features a mix of single-family homes and rental properties. Showings are available with proper 24-hour notice, supporting a practical process for qualified buyers.
For tenants, this property’s current occupancy status indicates stable, ongoing rental demand at the unit level. For buyers, the key value driver described in the remarks is the ability to acquire a fully leased asset rather than a vacancy-driven turnaround. The property is also described as offering potential upside in rents, providing an additional angle for buyers looking to enhance value over time. A motivated owner is prepared to review offers, and all offers are invited.
The property is located in the City of Maywood within an established residential neighborhood that features a mix of single-family homes and rental properties. Showings are available with proper 24-hour notice, supporting a practical process for qualified buyers.
For tenants, this property’s current occupancy status indicates stable, ongoing rental demand at the unit level. For buyers, the key value driver described in the remarks is the ability to acquire a fully leased asset rather than a vacancy-driven turnaround. The property is also described as offering potential upside in rents, providing an additional angle for buyers looking to enhance value over time. A motivated owner is prepared to review offers, and all offers are invited.
Key Highlights
- Fully occupied five‑unit complex in the City of Maywood with no vacancies
- Provides immediate rental income with all units currently occupied
- Located in an established residential neighborhood with a mix of single‑family homes and rental properties
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
$34,595
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
4.38%
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%
$691,900
$691.9K
Cap Rate 7%
$494,214
$494.2K
Cap Rate 9%
$384,389
$384.4K
Market Conditions
NOI Build-Up for 2,150 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
$68.4K $31.80/SF
− Vacancy
−$5.5K −$2.54/SF
EGI
$62.9K $29.26/SF
− OpEx
−$28.3K −$13.17/SF
NOI
$34.6K $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%
$691,900
Cap Rate 7%
$494,214
Cap Rate 9%
$384,389
Alternative Uses
Best Use
Apartment 5plus
$494.2K
$432.4K – $576.6K
NOI $34,595 @ 7.0% cap · market cap 4.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,577 @ 7.0% cap · market cap 10.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
5
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,100
Businesses Nearby
Explore this area
Business Placement
Demographics for 90270, CA
25,113
Population
6,451
Households
3.9
Avg Household Size
33
Median Age
8%
College-Educated
48%
High-School Grad
1.2 sq mi
ZIP Area
20,928
Density / Sq Mi
$61,753
Median Household Income
$30,758
Median Earnings
$1,469
Median Rent
$595,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - Five-unit complex in Maywood, fully occupied, offering immediate rental income with potential to enhance rent levels.
Where is this apartment building located?
The property is located at 4535 E 55th Maywood, CA.
What is the asking price?
The asking price for this property is $789,900.
What are key features of this property?
This property features: Fully occupied five‑unit complex in the City of Maywood with no vacancies; Provides immediate rental income with all units currently occupied; Located in an established residential neighborhood with a mix of single‑family homes and rental properties
