19-Unit Apartment Building
New
For Sale
$3,349,000
526 54TH ST, Los Angeles, CA 90037
Two neighboring buildings offer a mix of one- and three-bedroom units across separate parcels.
Property Size11,953 SF
Lot Size0.36 Acres
Price / SF$280.18
Days on Market5
Property Features for 526 54TH ST
General Information
Standard status
Active
Size
11,953 SF
Lot size
0.36 Acres
Property subtype
General Commercial
Units
Unit Mix
18 x 1BR/1BA, 1 x 3BR/1BA
Multifamily Units
19
Additional Details
Highway Access
Yes
Amenities
Rectangular
Rectangular.
Building Details
Buildings
2
Listing Agency:
Lyon Stahl Investment Real Estate, Inc.
(310) 425-9838
Listed By:
John Stiegler II · License #01981597
(310) 447-2213
Source:
Xome
Added: Aug 29
Changed: Sep 1
Last Checked: Sep 1 at 9:21PM
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.
This multifamily offering includes two neighboring apartment buildings with 19 units and approximately 11,953 square feet of building area on approximately 15,467 square feet of land. The unit mix comprises eighteen one-bedroom, one-bathroom apartments and one three-bedroom, one-bathroom apartment. Four units are vacant, creating an existing vacancy component within the portfolio.
The properties consist of two separate parcels, each containing fewer than 16 units. The Los Angeles location is near the 110 Freeway, USC, Exposition Park, the Los Angeles Memorial Coliseum, and Downtown Los Angeles. Together, the buildings provide a multi-property apartment configuration with a defined unit mix and vacant units within the existing 19-unit inventory.
The properties consist of two separate parcels, each containing fewer than 16 units. The Los Angeles location is near the 110 Freeway, USC, Exposition Park, the Los Angeles Memorial Coliseum, and Downtown Los Angeles. Together, the buildings provide a multi-property apartment configuration with a defined unit mix and vacant units within the existing 19-unit inventory.
Key Highlights
- 19‑unit portfolio across two neighboring apartment buildings
- Unit mix includes eighteen 1‑bedroom/1‑bathroom units and one 3‑bedroom/1‑bathroom unit
- Approximately 11,953 square feet of building area
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
$177,500
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
5.30%
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%
$3,550,000
$3.6M
Cap Rate 7%
$2,535,714
$2.5M
Cap Rate 9%
$1,972,222
$2.0M
Market Conditions
NOI Build-Up for 11,953 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
$325.0K $27.19/SF
− Vacancy
−$2.3K −$0.19/SF
EGI
$322.7K $27.00/SF
− OpEx
−$145.2K −$12.15/SF
NOI
$177.5K $14.85/SF
Area
ZIP 90037
Vacancy
0.70%
Lease Rate
$27.19 /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%
$3,550,000
Cap Rate 7%
$2,535,714
Cap Rate 9%
$1,972,222
Alternative Uses
Best Use
Apartment 5plus
$2.54M
$2.22M – $2.96M
NOI $177,500 @ 7.0% cap · market cap 5.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.68M
$4.10M – $5.46M
NOI $327,853 @ 7.0% cap · market cap 9.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
19
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,832
Businesses Nearby
Explore this area
Business Placement
Demographics for 90037, CA
63,706
Population
18,709
Households
3.4
Avg Household Size
33
Median Age
9%
College-Educated
54%
High-School Grad
2.9 sq mi
ZIP Area
21,968
Density / Sq Mi
$56,417
Median Household Income
$29,857
Median Earnings
$1,438
Median Rent
$632,600
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?
Apartment building - Two neighboring buildings offer a mix of one- and three-bedroom units across separate parcels.
Where is this apartment building located?
The property is located at 526 54TH ST Los Angeles, CA.
What is the asking price?
The asking price for this property is $3,349,000.
What are key features of this property?
This property features: 19‑unit portfolio across two neighboring apartment buildings; Unit mix includes eighteen 1‑bedroom/1‑bathroom units and one 3‑bedroom/1‑bathroom unit; Approximately 11,953 square feet of building area
