Apartment Complex with Gated
For Sale
$14,885,000
835 W Rosecrans Avenue, Gardena, CA 90247
95-unit all-electric apartment complex with secured gated parking for 85 vehicles, courtyard pool, workout room, and onsite laundry.
Property Size44,692 SF
Days on Market114
Property Features for 835 W Rosecrans Avenue
General Information
Standard status
Active
Size
44,692 SF
Total Parking Spaces
85
Property subtype
Apartment
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Multifamily Units
95
Amenities
large courtyard with a swimming pool
workout room
laundry facilities onsite
Building Details
Building Size
44,692 SF
Year Built
1966
Year Renovated
2026
Listing Agency:
Re/Max Commercial & Investment [email protected] Overview Additional information MLS R ID SB26113877 Interior features Heating Yes Exterior features Lot Size 1.24 Acres Other property details Pool Yes 55+/Senior Community No Archetype Realty Request a tour Contact agent Request a tour Contact agent Listed by Stephen Lampe CA DRE# 01164364 with Re/Max Commercial & Investment [email protected]
Listed By:
Stephen Lampe CA DRE# 01164364 · License #01164364
(310) 802-2500
Source:
Archetyperealty
Added: May 29
Changed: Sep 11
Last Checked: Sep 19 at 11:11AM
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 Re/Max Commercial & Investment [email protected] Overview Additional information MLS R ID SB26113877 Interior features Heating Yes Exterior features Lot Size 1.24 Acres Other property details Pool Yes 55+/Senior Community No Archetype Realty Request a tour Contact agent Request a tour Contact agent Listed by Stephen Lampe CA DRE# 01164364 with Re/Max Commercial & Investment [email protected]
Investment Insights
Based on property information with market context.
This property is a 95-unit apartment complex with an all-electric configuration and master metering. The unit mix includes a 2-bedroom, 1-bath manager’s unit, 57 one-bedroom, one-bath units, and 37 single units. The community amenities feature a large courtyard with a swimming pool, a workout room with equipment, and onsite laundry facilities. Many of the units have been renovated, and the exterior was painted in 2026.
Located in Gardena (referenced as the Gardena Post Office), the property is described as centrally positioned within the South Bay submarket of Los Angeles. It is noted that the area benefits from employment tied to the proximity of the Ports of Los Angeles and Long Beach. Access to downtown Los Angeles and Long Beach is provided via the 110 and 405 freeways, as well as the 105 freeway.
Secured gated parking is available for 85 vehicles, supporting tenant parking demand at the property.
Located in Gardena (referenced as the Gardena Post Office), the property is described as centrally positioned within the South Bay submarket of Los Angeles. It is noted that the area benefits from employment tied to the proximity of the Ports of Los Angeles and Long Beach. Access to downtown Los Angeles and Long Beach is provided via the 110 and 405 freeways, as well as the 105 freeway.
Secured gated parking is available for 85 vehicles, supporting tenant parking demand at the property.
Key Highlights
- 95‑unit apartment complex in the City of Los Angeles (Gardena Post Office), built in 1966
- Unit mix includes 57 1 bed/1 bath units, 37 singles, and a 2 bed/1 bath manager’s unit
- Secured gated parking for 85 vehicles
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
$719,130
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
4.83%
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%
$14,382,600
$14.4M
Cap Rate 7%
$10,273,286
$10.3M
Cap Rate 9%
$7,990,333
$8.0M
Market Conditions
NOI Build-Up for 44,692 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
$1.42M $31.80/SF
− Vacancy
−$113.7K −$2.54/SF
EGI
$1.31M $29.26/SF
− OpEx
−$588.4K −$13.17/SF
NOI
$719.1K $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%
$14,382,600
Cap Rate 7%
$10,273,286
Cap Rate 9%
$7,990,333
Alternative Uses
Best Use
Apartment 5plus
$10.27M
$8.99M – $11.99M
NOI $719,130 @ 7.0% cap · market cap 4.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$23.93M
$20.94M – $27.92M
NOI $1,674,955 @ 7.0% cap · market cap 11.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
95
Residential units
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
923
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
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Apartment building - 95-unit all-electric apartment complex with secured gated parking for 85 vehicles, courtyard pool, workout room, and onsite laundry.
Where is this apartment building located?
The property is located at 835 W Rosecrans Avenue Gardena, CA.
What is the asking price?
The asking price for this property is $14,885,000.
What are key features of this property?
This property features: 95‑unit apartment complex in the City of Los Angeles (Gardena Post Office), built in 1966; Unit mix includes 57 1 bed/1 bath units, 37 singles, and a 2 bed/1 bath manager’s unit; Secured gated parking for 85 vehicles
