Duplex with Rear Garage
For Sale
$1,050,000
4853 W 116th St, Hawthorne, CA 90250
Two legal residences are complemented by a built-out rear garage conversion with kitchen, laundry, and a covered patio.
Property Size2,124 SF
Days on Market17
Property Features for 4853 W 116th St
General Information
Standard status
Active
Size
2,124 SF
Total Parking Spaces
5
Property subtype
Multifamily
Units
Unit Mix
2 x 2BR/1BA, 1 x 3BR/1BA
Multifamily Units
3
Additional Details
Highway Access
Yes
Building Details
Building Size
2,124 SF
Year Built
1942
Tenancy
Multi
Listing Agency:
Young Lewin Advisors
Listed By:
Daniel Gomez · License #CalDRE #02081392
(562) 266-7629
Source:
Younglewin
Added: Aug 19
Changed: Sep 4
Last Checked: Aug 31 at 3:22PM
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 Young Lewin Advisors
Investment Insights
Based on property information with market context.
This duplex includes two legal residences: a 2-bedroom, 1-bathroom front unit and a 3-bedroom, 1-bathroom rear unit. A separate nonconforming 2-bedroom, 1-bathroom garage conversion adds a complete kitchen, in-unit laundry, and a private covered patio. The marketed square footage covers the two legal units and excludes the rear conversion. The property was built in 1942.
Five surface parking spaces serve the site, with three positioned along the side driveway and two marked spaces at the front. Existing long-term tenants are in place. The property is within reach of LAX, Inglewood stadiums, South Bay hospitals, major retail corridors, and service, trade, and light industrial employers, with Downtown LA accessible by freeway.
Five surface parking spaces serve the site, with three positioned along the side driveway and two marked spaces at the front. Existing long-term tenants are in place. The property is within reach of LAX, Inglewood stadiums, South Bay hospitals, major retail corridors, and service, trade, and light industrial employers, with Downtown LA accessible by freeway.
Key Highlights
- Two legal units: 2 bed/1 bath front residence and 3 bed/1 bath rear residence
- Nonconforming 2 bed/1 bath garage conversion with complete kitchen and in‑unit laundry
- Private covered patio serves the rear conversion
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
$37,093
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
3.53%
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%
$741,860
$741.9K
Cap Rate 7%
$529,900
$529.9K
Cap Rate 9%
$412,144
$412.1K
Market Conditions
NOI Build-Up for 2,124 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
$57.3K $27.00/SF
− Vacancy
−$4.4K −$2.05/SF
EGI
$53.0K $24.95/SF
− OpEx
−$15.9K −$7.48/SF
NOI
$37.1K $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%
$741,860
Cap Rate 7%
$529,900
Cap Rate 9%
$412,144
Alternative Uses
Best Use
Multifamily LT 5
$529.9K
$463.7K – $618.2K
NOI $37,093 @ 7.0% cap · market cap 3.53%
Second Best
Apartment 5plus
$488.2K
$427.2K – $569.6K
NOI $34,177 @ 7.0% cap · market cap 3.25%
Theoretical Best
Office A
$1.14M
$995.0K – $1.33M
NOI $79,603 @ 7.0% cap · market cap 7.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,503
Businesses Nearby
Explore this area
Business Placement
Demographics for 90250, CA
97,653
Population
34,105
Households
2.9
Avg Household Size
35
Median Age
26%
College-Educated
79%
High-School Grad
6.8 sq mi
ZIP Area
14,361
Density / Sq Mi
$74,923
Median Household Income
$40,288
Median Earnings
$1,723
Median Rent
$827,600
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 legal residences are complemented by a built-out rear garage conversion with kitchen, laundry, and a covered patio.
Where is this duplex located?
The property is located at 4853 W 116th St Hawthorne, CA.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Two legal units: 2 bed/1 bath front residence and 3 bed/1 bath rear residence; Nonconforming 2 bed/1 bath garage conversion with complete kitchen and in‑unit laundry; Private covered patio serves the rear conversion
