Two-Building Apartment
For Sale
$3,750,000
625 99th, Inglewood, CA 90301
Two buildings with 12 units total, including 12 parking spaces and in-unit laundry for six units.
Property Size14,884 SF
Price / SF$251.95
Days on Market192
Property Features for 625 99th
General Information
Standard status
Active
Size
14,884 SF
Total Parking Spaces
12
Property subtype
General Commercial
Additional Details
Multifamily Units
12
Amenities
Carbon Monoxide Detector
3
12 Parking Spaces.
Building Details
Year Built
1955
Listing Agency:
(310) 241-3038
Listed By:
Compass
Source:
Xome
Added: Jan 31
Changed: Aug 10
Last Checked: Aug 11 at 5:32AM
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 Compass
Investment Insights
Based on property information with market context.
This apartment complex consists of two buildings totaling 12 units, with each unit offering three bedrooms. The site includes 12 parking spaces, and six of the units are equipped with in-unit laundry. The property has undergone significant capital improvements, including the installation of new electrical panels, individual meters, and a secure gated entrance.
The property is located at 625 E 99th in Inglewood, just blocks from the Intuit Dome and SoFi Stadium.
The existing configuration supports day-to-day resident convenience with on-site parking and in-unit laundry in a portion of the units, along with updated electrical and metering infrastructure.
The property is located at 625 E 99th in Inglewood, just blocks from the Intuit Dome and SoFi Stadium.
The existing configuration supports day-to-day resident convenience with on-site parking and in-unit laundry in a portion of the units, along with updated electrical and metering infrastructure.
Key Highlights
- Two buildings totaling 12 units, with each unit offering 3 bedrooms
- 12 parking spaces on‑site
- In‑unit laundry available for 6 units
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
$184,363
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
4.92%
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%
$3,687,260
$3.7M
Cap Rate 7%
$2,633,757
$2.6M
Cap Rate 9%
$2,048,478
$2.0M
Market Conditions
NOI Build-Up for 14,884 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
$337.6K $22.68/SF
− Vacancy
−$2.4K −$0.16/SF
EGI
$335.2K $22.52/SF
− OpEx
−$150.8K −$10.13/SF
NOI
$184.4K $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%
$3,687,260
Cap Rate 7%
$2,633,757
Cap Rate 9%
$2,048,478
Alternative Uses
Best Use
Apartment 5plus
$2.63M
$2.30M – $3.07M
NOI $184,363 @ 7.0% cap · market cap 4.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.07M
$5.31M – $7.08M
NOI $425,087 @ 7.0% cap · market cap 11.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Residential units
Location Intelligence
Trade Area within ½ mile
1,379
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 - Two buildings with 12 units total, including 12 parking spaces and in-unit laundry for six units.
Where is this apartment building located?
The property is located at 625 99th Inglewood, CA.
What is the asking price?
The asking price for this property is $3,750,000.
What are key features of this property?
This property features: Two buildings totaling 12 units, with each unit offering 3 bedrooms; 12 parking spaces on‑site; In‑unit laundry available for 6 units
