Multifamily Courtyard
For Sale
$2,100,000
500 S Inglewood, Inglewood, CA 90301
Seven-unit multifamily built in 1964 with courtyard-style layout and on-site carport and enclosed garage parking.
Property Size7,726 SF
Lot Size0.23 Acres
Price / SF$271.81
Days on Market56
Property Features for 500 S Inglewood
General Information
Standard status
Active
Size
7,726 SF
Total Parking Spaces
10
Lot size
0.23 Acres
Property subtype
Apartment
Additional Details
Cap Rate
4.78%
Highway Access
Yes
Multifamily Units
7
Building Details
Building Size
7,726 SF
Year Built
1964
Tenancy
Multi
Listing Agency:
Lyon Stahl Investment Real Estate, Inc.
Listed By:
Brett Lyon · License #01717818
(310) 425-9838
Source:
Evecap
Added: Jul 13
Changed: Sep 3
Last Checked: Sep 6 at 9:16AM
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 Lyon Stahl Investment Real Estate, Inc.
Investment Insights
Based on property information with market context.
500 S Inglewood Avenue is a well-maintained seven-unit multifamily property built in 1964. The unit mix includes one townhouse-style unit with 3 bedrooms and 2.5 baths, three units with 2 bedrooms and 2 baths, and three units with 1 bedroom and 1 bath, for approximately 7,726 square feet of rentable building area. The property features a courtyard-style layout and maintained common areas.
Parking includes eight carport spaces and two enclosed garage spaces.
The offering is presented with a 4.78% current cap rate and an 11.22 current GRM. Following repositioning of below-market rents, the projection indicates a 5.95% market cap rate and a 9.86 market GRM at stabilization.
Parking includes eight carport spaces and two enclosed garage spaces.
The offering is presented with a 4.78% current cap rate and an 11.22 current GRM. Following repositioning of below-market rents, the projection indicates a 5.95% market cap rate and a 9.86 market GRM at stabilization.
Key Highlights
- Seven‑unit multifamily built in 1964 with approximately 7,726 SF of rentable building area
- Unit mix: one 3BD/2.5BA townhouse‑style unit, three 2BD/2BA units, and three 1BD/1BA units
- 10,015 SF lot with courtyard‑style layout and well‑maintained common areas
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
$95,700
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
4.56%
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%
$1,914,000
$1.9M
Cap Rate 7%
$1,367,143
$1.4M
Cap Rate 9%
$1,063,333
$1.1M
Market Conditions
NOI Build-Up for 7,726 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
$175.2K $22.68/SF
− Vacancy
−$1.2K −$0.16/SF
EGI
$174.0K $22.52/SF
− OpEx
−$78.3K −$10.13/SF
NOI
$95.7K $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%
$1,914,000
Cap Rate 7%
$1,367,143
Cap Rate 9%
$1,063,333
Alternative Uses
Best Use
Apartment 5plus
$1.37M
$1.20M – $1.60M
NOI $95,700 @ 7.0% cap · market cap 4.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.15M
$2.76M – $3.68M
NOI $220,655 @ 7.0% cap · market cap 10.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,516
Businesses Nearby
Explore this area
Business Placement
Demographics for 90301, CA
36,270
Population
12,884
Households
2.8
Avg Household Size
37
Median Age
20%
College-Educated
73%
High-School Grad
2.5 sq mi
ZIP Area
14,508
Density / Sq Mi
$62,991
Median Household Income
$33,884
Median Earnings
$1,658
Median Rent
$698,300
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 - Seven-unit multifamily built in 1964 with courtyard-style layout and on-site carport and enclosed garage parking.
Where is this apartment building located?
The property is located at 500 S Inglewood Inglewood, CA.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: Seven‑unit multifamily built in 1964 with approximately 7,726 SF of rentable building area; Unit mix: one 3BD/2.5BA townhouse‑style unit, three 2BD/2BA units, and three 1BD/1BA units; 10,015 SF lot with courtyard‑style layout and well‑maintained common areas
