10-Unit Apartment Building with
For Sale
$1,995,000
5245 Via San Delarro St, Los Angeles, CA 90022
Renovated apartment property with enclosed parking garages, a swimming pool, and a one- and two-bedroom unit mix.
Property Size6,820 SF
Lot Size0.23 Acres
Price / SF$292.52
Days on Market102
Property Features for 5245 Via San Delarro St
General Information
Standard status
Active
Size
6,820 SF
Total Parking Spaces
10
Lot size
0.23 Acres
Property subtype
MULTI_FAMILY
Property Condition
Severity
Repairs Needed
Evidence
sewer lateral repair as the remaining known deferred maintenance item
Financials
Asking Price
$1,995,000
Cap Rate
6.39%
Gross Rent Multiplier
9.8
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
7 x 1BR, 3 x 2BR
Multifamily Units
10
Amenities
swimming pool
Building Details
Building Size
6,820 SF
Year Built
1959
Listing Agency:
Maher Commercial Realty
(310) 710-1018
Listed By:
Nicole Lu · License #02045957
Source:
Milsteinestates
Added: May 21
Changed: Aug 29
Last Checked: Aug 29 at 1:04PM
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 Maher Commercial Realty
Investment Insights
Based on property information with market context.
This 10-unit apartment building at 5245 Via San Delarro St includes 7 one-bedroom residences and 3 two-bedroom residences across approximately 6,820 square feet of gross building area. The property occupies an approximately 10,149-square-foot lot and provides 10 parking spaces, including 9 enclosed garage spaces, along with an oval swimming pool.
Recent property work includes electrical panel replacement in all units, copper supply-line plumbing throughout the building, and interior improvements in multiple residences such as new kitchens and flooring. City inspection for the plumbing work was completed in late 2025. A sewer lateral repair remains the known deferred maintenance item.
The property is in East Los Angeles within ZIP code 90022, near the Metro E Line station and the commercial corridors along Atlantic Boulevard and Whittier Boulevard. The location also provides access to the 5, 60, and 710 freeways, with East Los Angeles College, the East LA Civic Center, Salazar Park, and Belvedere Park nearby.
Recent property work includes electrical panel replacement in all units, copper supply-line plumbing throughout the building, and interior improvements in multiple residences such as new kitchens and flooring. City inspection for the plumbing work was completed in late 2025. A sewer lateral repair remains the known deferred maintenance item.
The property is in East Los Angeles within ZIP code 90022, near the Metro E Line station and the commercial corridors along Atlantic Boulevard and Whittier Boulevard. The location also provides access to the 5, 60, and 710 freeways, with East Los Angeles College, the East LA Civic Center, Salazar Park, and Belvedere Park nearby.
Key Highlights
- 10‑unit apartment building with 7 one‑bedroom units and 3 two‑bedroom units
- Approximately 6,820 square feet on an approximately 10,149‑square‑foot lot
- 10 parking spaces, including 9 enclosed parking garage spaces
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
$142,583
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
7.15%
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%
$2,851,660
$2.9M
Cap Rate 7%
$2,036,900
$2.0M
Cap Rate 9%
$1,584,256
$1.6M
Market Conditions
NOI Build-Up for 6,820 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
$261.1K $38.28/SF
− Vacancy
−$1.8K −$0.27/SF
EGI
$259.2K $38.01/SF
− OpEx
−$116.7K −$17.11/SF
NOI
$142.6K $20.91/SF
Area
ZIP 90022
Vacancy
0.70%
Lease Rate
$38.28 /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%
$2,851,660
Cap Rate 7%
$2,036,900
Cap Rate 9%
$1,584,256
Alternative Uses
Best Use
Apartment 5plus
$2.04M
$1.78M – $2.38M
NOI $142,583 @ 7.0% cap · market cap 7.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.78M
$2.43M – $3.24M
NOI $194,509 @ 7.0% cap · market cap 9.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,640
Businesses Nearby
Explore this area
Business Placement
Demographics for 90022, CA
64,517
Population
17,845
Households
3.6
Avg Household Size
34
Median Age
10%
College-Educated
56%
High-School Grad
4.4 sq mi
ZIP Area
14,663
Density / Sq Mi
$67,829
Median Household Income
$32,304
Median Earnings
$1,407
Median Rent
$603,500
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 - Renovated apartment property with enclosed parking garages, a swimming pool, and a one- and two-bedroom unit mix.
Where is this apartment building located?
The property is located at 5245 Via San Delarro St Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: 10‑unit apartment building with 7 one‑bedroom units and 3 two‑bedroom units; Approximately 6,820 square feet on an approximately 10,149‑square‑foot lot; 10 parking spaces, including 9 enclosed parking garage spaces
