10-Unit Apartment
For Sale
$2,895,000
814 W Redondo Beach Blvd, Gardena, CA 90247
Gated apartment property with on-site laundry, individual air conditioning, storage, garages, and surface parking.
Property Size9,200 SF
Price / SF$314.67
Days on Market160
Property Features for 814 W Redondo Beach Blvd
General Information
Standard status
Active
Size
9,200 SF
Property subtype
Residential Income
Listing Agency:
Shield CRE, Inc.
(310) 593-9868
Listed By:
Jonathan Nikfarjam · License #01856803
(310) 593-9868
Source:
Exprealty
Added: Mar 25
Changed: Aug 29
Last Checked: Aug 30 at 10:01PM
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 Shield CRE, Inc.
Investment Insights
Based on property information with market context.
This 10-unit apartment property in Gardena contains 9,200 square feet on a 16,926-SF lot and was built in 1986. The unit mix includes one 2-bedroom/2-bathroom residence and nine 2-bedroom/1-bathroom residences. Individual water heaters and air conditioners serve each unit. Property improvements include newer windows, controlled access, an on-site laundry facility, three storage units, two garages, and 18 surface parking spaces. The rear parking area is identified for potential ADU additions, subject to verification and applicable approvals.
The property is located at 814 W Redondo Beach Blvd, a few blocks from Gardena Plaza, Tokyo Central Market, Hustler Casino, and Memorial Hospital of Gardena. Retail, restaurants, entertainment, and shopping centers are also located in the surrounding area. The asset is not subject to the L.A. City Rent Stabilization Ordinance and defaults to AB 1482. Current financial metrics include a 5.24% cap rate and 11.99 GRM, with pro forma figures of 6.38% and 10.01, respectively.
The property is located at 814 W Redondo Beach Blvd, a few blocks from Gardena Plaza, Tokyo Central Market, Hustler Casino, and Memorial Hospital of Gardena. Retail, restaurants, entertainment, and shopping centers are also located in the surrounding area. The asset is not subject to the L.A. City Rent Stabilization Ordinance and defaults to AB 1482. Current financial metrics include a 5.24% cap rate and 11.99 GRM, with pro forma figures of 6.38% and 10.01, respectively.
Key Highlights
- 10‑unit apartment property with 9,200 SF of building area on a 16,926‑SF lot
- Unit mix includes 1 2‑bedroom/2‑bathroom unit and 9 2‑bedroom/1‑bathroom units
- 18 surface parking spaces, 2 garages, 3 storage units, and an on‑site laundry facility
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
$148,035
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
5.11%
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%
$2,960,700
$3.0M
Cap Rate 7%
$2,114,786
$2.1M
Cap Rate 9%
$1,644,833
$1.6M
Market Conditions
NOI Build-Up for 9,200 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
$292.6K $31.80/SF
− Vacancy
−$23.4K −$2.54/SF
EGI
$269.2K $29.26/SF
− OpEx
−$121.1K −$13.17/SF
NOI
$148.0K $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 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%
$2,960,700
Cap Rate 7%
$2,114,786
Cap Rate 9%
$1,644,833
Alternative Uses
Best Use
Apartment 5plus
$2.11M
$1.85M – $2.47M
NOI $148,035 @ 7.0% cap · market cap 5.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.93M
$4.31M – $5.75M
NOI $344,795 @ 7.0% cap · market cap 11.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,274
Businesses Nearby
Explore this area
Business Placement
Demographics for 90247, CA
48,543
Population
17,076
Households
2.8
Avg Household Size
39
Median Age
27%
College-Educated
78%
High-School Grad
3.8 sq mi
ZIP Area
12,774
Density / Sq Mi
$73,851
Median Household Income
$37,000
Median Earnings
$1,751
Median Rent
$640,500
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 - Gated apartment property with on-site laundry, individual air conditioning, storage, garages, and surface parking.
Where is this apartment building located?
The property is located at 814 W Redondo Beach Blvd Gardena, CA.
What is the asking price?
The asking price for this property is $2,895,000.
What are key features of this property?
This property features: 10‑unit apartment property with 9,200 SF of building area on a 16,926‑SF lot; Unit mix includes 1 2‑bedroom/2‑bathroom unit and 9 2‑bedroom/1‑bathroom units; 18 surface parking spaces, 2 garages, 3 storage units, and an on‑site laundry facility
