Mostly Single-Story Apartment
For Sale
$1,775,000
637 S Mcdonnell Ave, Los Angeles, CA 90022
Multifamily property with varied unit layouts and access to Metro rail, major freeways, shopping, and community services.
Property Size4,072 SF
Days on Market18
Property Features for 637 S Mcdonnell Ave
General Information
Standard status
Active
Size
4,072 SF
Property subtype
MULTI_FAMILY
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 2BR/1BA, 6 x 1BR/1BA, 4 x studio
Multifamily Units
11
Building Details
Building Size
4,072 SF
Year Built
1927
Construction
single-story
Listing Agency:
Remax Commercial and Investment Realty
(213) 817-1000
Listed By:
Enrique Viramontes · License #01372010
Source:
Milsteinestates
Added: Aug 13
Changed: Aug 29
Last Checked: Aug 22 at 8:17AM
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 Remax Commercial and Investment Realty
Investment Insights
Based on property information with market context.
This 4,072-square-foot apartment property includes 11 units: one two-bedroom, one-bath residence, six one-bedroom, one-bath residences, and four studios. The mostly single-story configuration supports a straightforward physical layout across the property. Two ADU plans were previously approved, with any future development subject to applicable zoning and permitting requirements.
The property is positioned near the Metro Gold Line Station and the East Los Angeles Civic Center. Whittier Boulevard provides nearby shopping, dining, and daily services, while access to the 710, 10, and 5 Freeways connects the property with Downtown Los Angeles and other regional destinations.
The property is positioned near the Metro Gold Line Station and the East Los Angeles Civic Center. Whittier Boulevard provides nearby shopping, dining, and daily services, while access to the 710, 10, and 5 Freeways connects the property with Downtown Los Angeles and other regional destinations.
Key Highlights
- 11‑unit apartment property totaling 4,072 square feet
- Unit mix includes (1) 2 bd + 1 ba, (6) 1 bd + 1 ba, and (4) studios
- Mostly single‑story construction
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
$85,132
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
4.80%
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%
$1,702,640
$1.7M
Cap Rate 7%
$1,216,171
$1.2M
Cap Rate 9%
$945,911
$945.9K
Market Conditions
NOI Build-Up for 4,072 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
$155.9K $38.28/SF
− Vacancy
−$1.1K −$0.27/SF
EGI
$154.8K $38.01/SF
− OpEx
−$69.7K −$17.11/SF
NOI
$85.1K $20.91/SF
Area
ZIP 90022
Vacancy
0.70%
Lease Rate
$38.28 /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%
$1,702,640
Cap Rate 7%
$1,216,171
Cap Rate 9%
$945,911
Alternative Uses
Best Use
Apartment 5plus
$1.22M
$1.06M – $1.42M
NOI $85,132 @ 7.0% cap · market cap 4.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.66M
$1.45M – $1.94M
NOI $116,135 @ 7.0% cap · market cap 6.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
11
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,538
Businesses Nearby
Explore this area
Business Placement
Demographics for 90022, CA
64,517
Population
17,845
Households
3.6
Avg Household Size
34
Median Age
10%
College-Educated
56%
High-School Grad
4.4 sq mi
ZIP Area
14,663
Density / Sq Mi
$67,829
Median Household Income
$32,304
Median Earnings
$1,407
Median Rent
$603,500
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 - Multifamily property with varied unit layouts and access to Metro rail, major freeways, shopping, and community services.
Where is this apartment building located?
The property is located at 637 S Mcdonnell Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,775,000.
What are key features of this property?
This property features: 11‑unit apartment property totaling 4,072 square feet; Unit mix includes (1) 2 bd + 1 ba, (6) 1 bd + 1 ba, and (4) studios; Mostly single‑story construction
