Four-Unit Property with
For Sale
$1,595,000
5439 Kinston Ave, Culver City, CA 90230
Quadplex with detached garage spaces, one vacant rent-ready unit, and access to the 405 freeway.
Property Size3,100 SF
Price / SF$514.52
Days on Market59
Property Features for 5439 Kinston Ave
General Information
Standard status
Active
Size
3,100 SF
Property subtype
Residential Income
Units
Unit Mix
4 x 2+1
Multifamily Units
4
Additional Details
Highway Access
Yes
Listing Agency:
Keller Williams Beverly Hills
(310) 995-8658
Listed By:
Michael Matthias · License #01489863
(310) 995-8658
Source:
Exprealty
Added: Jun 16
Changed: Aug 12
Last Checked: Aug 12 at 5:53AM
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 Keller Williams Beverly Hills
Investment Insights
Based on property information with market context.
Located at 5439 Kinston Ave in Culver City, this quadplex contains four 2+1 units measuring approximately 775 square feet each, for a combined property size of 3,100 square feet. One unit will be delivered vacant and rent-ready. Detached garage spaces provide additional leasing or storage possibilities separate from the residential units.
The property offers access to the 405 freeway and the Westside. It is situated within the Culver City school district and near West LA College. Nearby employment centers named in the property information include Sony, Apple, HBO, and TikTok. Future ADU conversion of the detached garages may be possible, subject to buyer verification.
The property offers access to the 405 freeway and the Westside. It is situated within the Culver City school district and near West LA College. Nearby employment centers named in the property information include Sony, Apple, HBO, and TikTok. Future ADU conversion of the detached garages may be possible, subject to buyer verification.
Key Highlights
- Four 2+1 units, each approximately 775 square feet
- 3,100‑square‑foot quadplex at 5439 Kinston Ave
- Detached garage spaces support separate rental or storage use
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
$54,137
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
3.39%
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%
$1,082,740
$1.1M
Cap Rate 7%
$773,386
$773.4K
Cap Rate 9%
$601,522
$601.5K
Market Conditions
NOI Build-Up for 3,100 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
$83.7K $27.00/SF
− Vacancy
−$6.4K −$2.05/SF
EGI
$77.3K $24.95/SF
− OpEx
−$23.2K −$7.48/SF
NOI
$54.1K $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%
$1,082,740
Cap Rate 7%
$773,386
Cap Rate 9%
$601,522
Alternative Uses
Best Use
Multifamily LT 5
$773.4K
$676.7K – $902.3K
NOI $54,137 @ 7.0% cap · market cap 3.39%
Second Best
Apartment 5plus
$712.6K
$623.5K – $831.4K
NOI $49,881 @ 7.0% cap · market cap 3.13%
Theoretical Best
Office A
$1.66M
$1.45M – $1.94M
NOI $116,181 @ 7.0% cap · market cap 7.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,170
Businesses Nearby
Explore this area
Business Placement
Demographics for 90230, CA
32,743
Population
14,198
Households
2.3
Avg Household Size
41
Median Age
58%
College-Educated
91%
High-School Grad
4.5 sq mi
ZIP Area
7,276
Density / Sq Mi
$106,827
Median Household Income
$76,041
Median Earnings
$2,423
Median Rent
$1,025,200
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?
Quadplex - Quadplex with detached garage spaces, one vacant rent-ready unit, and access to the 405 freeway.
Where is this quadplex located?
The property is located at 5439 Kinston Ave Culver City, CA.
What is the asking price?
The asking price for this property is $1,595,000.
What are key features of this property?
This property features: Four 2+1 units, each approximately 775 square feet; 3,100‑square‑foot quadplex at 5439 Kinston Ave; Detached garage spaces support separate rental or storage use
