6-Unit Apartment
New
For Sale
$1,699,000
8981 Hildreth Avenue, South Gate, CA 90280
Well-maintained multifamily property with renovated residences, on-site laundry, and carport parking near South Gate Park.
Property Size5,006 SF
Days on Market7
Property Features for 8981 Hildreth Avenue
General Information
Standard status
Active
Size
5,006 SF
Total Parking Spaces
6
Property subtype
Apartment
Financials
Asking Price
$1,699,000
Cap Rate
6.79%
Gross Rent Multiplier
11.5
Additional Details
Multifamily Units
6
Amenities
on-site laundry
Building Details
Building Size
5,006 SF
Year Built
1961
Buildings
1
Listing Agency:
J.K. Christopher Realty
Listed By:
Victoria Burkhardt · License #01058834
Source:
Archetyperealty
Added: Aug 28
Changed: Sep 1
Last Checked: Sep 2 at 9:23PM
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 J.K. Christopher Realty
Investment Insights
Based on property information with market context.
The apartment property at 8981 Hildreth Avenue contains six residences in a 1961 building. Unit A offers two bedrooms, one and a half bathrooms, a den, and a fireplace; the remaining homes provide two bedrooms and one bathroom each. Renovations and capital improvements include full-building repiping in 2022, dual-pane windows and exterior paint installed in 2016, a 2010 roof, synthetic front landscaping added in 2020, and vinyl fencing completed in 2022. Unit C is identified as completely remodeled in 2026, while Units B, D, and F have also received complete remodels. Five tandem carport spaces, accommodating two small cars per space, are listed along with an on-site laundry room.
The property is across from South Gate Park and near Azalea Center and transportation. Financial metrics provided for the asset include a 6.79% current cap rate and an 11.5 GRM. Showings are restricted to drive-by viewing, with interior access subject to an accepted offer.
The property is across from South Gate Park and near Azalea Center and transportation. Financial metrics provided for the asset include a 6.79% current cap rate and an 11.5 GRM. Showings are restricted to drive-by viewing, with interior access subject to an accepted offer.
Key Highlights
- Six‑unit apartment complex at 8981 Hildreth Avenue
- Unit A includes 2 bedrooms, 1 1/2 bathrooms, a den, and a fireplace
- Full‑building repiping completed in 2022; dual‑pane windows added in 2016
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
$80,551
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
4.74%
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%
$1,611,020
$1.6M
Cap Rate 7%
$1,150,729
$1.2M
Cap Rate 9%
$895,011
$895.0K
Market Conditions
NOI Build-Up for 5,006 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
$159.2K $31.80/SF
− Vacancy
−$12.7K −$2.54/SF
EGI
$146.5K $29.26/SF
− OpEx
−$65.9K −$13.17/SF
NOI
$80.6K $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%
$1,611,020
Cap Rate 7%
$1,150,729
Cap Rate 9%
$895,011
Alternative Uses
Best Use
Apartment 5plus
$1.15M
$1.01M – $1.34M
NOI $80,551 @ 7.0% cap · market cap 4.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.68M
$2.35M – $3.13M
NOI $187,614 @ 7.0% cap · market cap 11.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
1,127
Businesses Nearby
Explore this area
Business Placement
Demographics for 90280, CA
92,678
Population
25,395
Households
3.6
Avg Household Size
34
Median Age
12%
College-Educated
59%
High-School Grad
7.4 sq mi
ZIP Area
12,524
Density / Sq Mi
$71,379
Median Household Income
$34,547
Median Earnings
$1,471
Median Rent
$608,500
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 - Well-maintained multifamily property with renovated residences, on-site laundry, and carport parking near South Gate Park.
Where is this apartment building located?
The property is located at 8981 Hildreth Avenue South Gate, CA.
What is the asking price?
The asking price for this property is $1,699,000.
What are key features of this property?
This property features: Six‑unit apartment complex at 8981 Hildreth Avenue; Unit A includes 2 bedrooms, 1 1/2 bathrooms, a den, and a fireplace; Full‑building repiping completed in 2022; dual‑pane windows added in 2016
