Courtyard Multifamily
For Sale
$5,995,000
8468 Fountain Ave, West Hollywood, CA 90069
Multifamily asset featuring a courtyard-oriented residential design associated with Southern California’s historic housing pattern.
Property Size13,131 SF
Price / SF$456.55
Days on Market49
Property Features for 8468 Fountain Ave
General Information
Standard status
Active
Size
13,131 SF
Property subtype
MULTI_FAMILY
Building Details
Building Size
13,131 SF
Year Built
1939
Construction
courtyard
Listing Agency:
Lyon Stahl Investment Real Estate, Inc.
Listed By:
Michael Kamara · License #02062158
Source:
Benbelack
Added: Jul 16
Changed: Aug 31
Last Checked: Sep 2 at 2:25AM
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 Lyon Stahl Investment Real Estate, Inc.
Investment Insights
Based on property information with market context.
The Villas at 8468 Fountain is a multifamily property with a courtyard-centered configuration and 13,131 square feet of property size. Its design reflects a residential format that organizes living spaces around shared outdoor areas while accommodating higher-density housing.
The property is located on Fountain Avenue in West Hollywood, within the City’s Courtyard Thematic Grouping. The Fountain corridor is positioned between Beverly Hills and Hollywood and next to the Sunset Strip, placing the asset within a historically established residential and entertainment-area setting.
The property is located on Fountain Avenue in West Hollywood, within the City’s Courtyard Thematic Grouping. The Fountain corridor is positioned between Beverly Hills and Hollywood and next to the Sunset Strip, placing the asset within a historically established residential and entertainment-area setting.
Key Highlights
- 13,131 square feet of property size
- Located at 8468 Fountain Avenue in West Hollywood, CA 90069
- Included in the City's Courtyard Thematic Grouping
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
$211,288
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
3.52%
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%
$4,225,760
$4.2M
Cap Rate 7%
$3,018,400
$3.0M
Cap Rate 9%
$2,347,644
$2.3M
Market Conditions
NOI Build-Up for 13,131 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
$417.6K $31.80/SF
− Vacancy
−$33.4K −$2.54/SF
EGI
$384.2K $29.26/SF
− OpEx
−$172.9K −$13.17/SF
NOI
$211.3K $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%
$4,225,760
Cap Rate 7%
$3,018,400
Cap Rate 9%
$2,347,644
Alternative Uses
Best Use
Apartment 5plus
$3.02M
$2.64M – $3.52M
NOI $211,288 @ 7.0% cap · market cap 3.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.03M
$6.15M – $8.20M
NOI $492,120 @ 7.0% cap · market cap 8.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,184
Businesses Nearby
Explore this area
Business Placement
Demographics for 90069, CA
20,584
Population
15,160
Households
1.4
Avg Household Size
44
Median Age
72%
College-Educated
97%
High-School Grad
2.2 sq mi
ZIP Area
9,356
Density / Sq Mi
$110,705
Median Household Income
$80,535
Median Earnings
$2,230
Median Rent
$1,085,900
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?
Multifamily property - Multifamily asset featuring a courtyard-oriented residential design associated with Southern California’s historic housing pattern.
Where is this multifamily property located?
The property is located at 8468 Fountain Ave West Hollywood, CA.
What is the asking price?
The asking price for this property is $5,995,000.
What are key features of this property?
This property features: 13,131 square feet of property size; Located at 8468 Fountain Avenue in West Hollywood, CA 90069; Included in the City's Courtyard Thematic Grouping
