Nine-Unit Apartment
5274 Ithaca Ave, Los Angeles, CA 90032
For Sale
$1,495,000
Nine-unit residential income property with a mix of 1-, 2-, and 3-bedroom units and ADU potential.
Property Size5,439 SF
Price / SF$274.87
Days on Market207
Property Features for 5274 Ithaca Ave
General Information
Standard status
Size
Property subtype
Site & Location
Neighborhood
Additional Details
Cap Rate
Multifamily Units
Building Details
Building Size
Year Built
Tenancy
Listing Agency:
Lyon Stahl Investment Real Estate, Inc.
Listed By:
William James · License CA #01734419
(310) 600-9858
Source:
Milsteinestates
Added: Apr 17
Changed: Oct 31
Last Checked: Nov 8 at 3:11PM
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.
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Investment Insights
Based on property information with market context.
This nine-unit apartment building includes (4) one-bedroom/one-bath units, (4) two-bedroom/one-bath units, and (1) three-bedroom/one-bath unit, with 5,439 square feet of living space. The offering is presented as having a stated 7.23% cap rate and 8.59 GRM. A large lot also presents ADU development potential, subject to buyer verification.
The property is located at 5274 Ithaca Ave in El Sereno, in a neighborhood described as growing, with convenient access to Downtown, Highland Park, and surrounding communities.
For investors seeking a multifamily asset with a varied unit mix, this building provides a straightforward, income-oriented structure. The existing composition can support tenant flexibility across studio-sized through larger layouts, while the large-lot ADU opportunity may appeal to buyers looking to evaluate additional development upside on-site. As always, due diligence is recommended to confirm assumptions related to the ADU and long-term feasibility.
The property is located at 5274 Ithaca Ave in El Sereno, in a neighborhood described as growing, with convenient access to Downtown, Highland Park, and surrounding communities.
For investors seeking a multifamily asset with a varied unit mix, this building provides a straightforward, income-oriented structure. The existing composition can support tenant flexibility across studio-sized through larger layouts, while the large-lot ADU opportunity may appeal to buyers looking to evaluate additional development upside on-site. As always, due diligence is recommended to confirm assumptions related to the ADU and long-term feasibility.
Key Highlights
- 1963‑built 9‑unit apartment building in El Sereno at 5274 Ithaca Ave.
- Unit mix: four 1‑bed/1‑bath, four 2‑bed/1‑bath, and one 3‑bed/1‑bath.
- 5,439 sq ft of living space across the 9 units.
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$87,518
Cap Rate
5.85%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,750,360
$1.8M
Cap Rate 7%
$1,250,257
$1.3M
Cap Rate 9%
$972,422
$972.4K
Market Conditions
NOI Build-Up for 5,439 SF
Gross rent
$173.0K $31.80/SF
− Vacancy
−$13.8K −$2.54/SF
EGI
$159.1K $29.26/SF
− OpEx
−$71.6K −$13.17/SF
NOI
$87.5K $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 Rate 5%
$1,750,360
Cap Rate 7%
$1,250,257
Cap Rate 9%
$972,422
Alternative Uses
Best Use
Apartment 5plus
$1.25M
$1.09M – $1.46M
NOI $87,518 @ 7.0% cap · market cap 5.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.27M
$1.99M – $2.65M
NOI $158,959 @ 7.0% cap · market cap 10.63%
Zoning and permitted uses should be independently verified with authorities.
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Property Analytics
Who owns this building?
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Lease Details
9
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
730
Businesses Nearby
Explore this area
Business Placement
Demographics for 90032, CA
43,506
Population
14,139
Households
3.1
Avg Household Size
37
Median Age
25%
College-Educated
71%
High-School Grad
4.8 sq mi
ZIP Area
9,064
Density / Sq Mi
$81,563
Median Household Income
$38,223
Median Earnings
$1,571
Median Rent
$780,100
Median Home Value
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Market
Average Price Trend$/SF for Apartment buildings in Los Angeles, CA
Properties on Market for Apartment buildings in Los Angeles
Vacancy Rate% for Multifamily in West region
Frequently Asked Questions
What type of property is this?
Apartment building - Nine-unit residential income property with a mix of 1-, 2-, and 3-bedroom units and ADU potential.
Where is this apartment building located?
The property is located at 5274 Ithaca Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: 1963‑built 9‑unit apartment building in El Sereno at 5274 Ithaca Ave.; Unit mix: four 1‑bed/1‑bath, four 2‑bed/1‑bath, and one 3‑bed/1‑bath.; 5,439 sq ft of living space across the 9 units.
