Inglewood Apartment Complex
For Sale
$3,750,000
625 East 99th Street, Inglewood, CA 90301
Well-maintained 12-unit apartment complex near Intuit Dome and SoFi Stadium.
Property Size14,884 SF
Price / SF$251.95
Days on Market254
Property Features for 625 East 99th Street
General Information
Standard status
Active
Size
14,884 SF
Total Parking Spaces
12
Property subtype
Commercial Sale / Multi Family
Net Operating Income
$197,780
Building Details
Year Built
1955
Buildings
2
Listing Agency:
Compass
Listed By:
Eric Britton · License #01882562
(310) 874-5403
Source:
Compass
Added: Dec 27, 2025
Changed: Sep 6
Last Checked: Sep 6 at 2:26PM
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 is an investment opportunity to acquire an apartment complex in Inglewood, situated blocks from the Intuit Dome and SoFi Stadium. The property is located in a market with high rental demand. The complex comprises two buildings with a total of 12 units. Each unit features three bedrooms. There are 12 parking spaces available. Six of the units include in-unit laundry. Capital improvements have been completed, including the installation of new electrical panels, individual meters, and a secure gated entrance. The location has a walk score of 49, indicating car-dependent surroundings, a bike score of 28, indicating it is somewhat bikeable, and a transit score of 46, indicating some transit options are available.
Key Highlights
- Prime location near Intuit Dome and SoFi Stadium in rapidly growing Inglewood.
- 12‑unit apartment complex with strong rental demand.
- All units feature three bedrooms.
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
Location Intelligence
Trade Area within ½ mile
1,715
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 - Well-maintained 12-unit apartment complex near Intuit Dome and SoFi Stadium.
Where is this apartment building located?
The property is located at 625 East 99th Street 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: Prime location near Intuit Dome and SoFi Stadium in rapidly growing Inglewood.; 12‑unit apartment complex with strong rental demand.; All units feature three bedrooms.
