Apartment Building with Swimming
For Sale
$4,150,000
900 N Orange Grove Ave, West Hollywood, CA 90046
Studio, one-bedroom, and two-bedroom residences include gated access, laundry facilities, and tenant parking.
Property Size14,556 SF
Lot Size0.28 Acres
Price / SF$285.11
Days on Market22
Property Features for 900 N Orange Grove Ave
General Information
Standard status
Active
Size
14,556 SF
Lot size
0.28 Acres
Property subtype
MULTI_FAMILY
Zoning
WDR3C
Additional Details
Utilities to Site
Yes
Amenities
secured gated entry
intercom system
swimming pool
on-site laundry
tenant parking
Building Details
Building Size
14,556 SF
Year Built
1957
Listing Agency:
Lyon Stahl Investment Real Estate, Inc.
Listed By:
Jordan Asheghian · License #01886605
Source:
Benbelack
Added: Aug 10
Changed: Aug 30
Last Checked: Aug 30 at 10:03PM
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.
Built in 1957, this apartment property contains 14,556 SF and offers a mix of studio, one-bedroom, and two-bedroom residences averaging approximately 728 SF. Building amenities include controlled entry with an intercom, a swimming pool, on-site laundry, and parking for tenants. A water heater was installed in 2025, and the pool pump is newer.
The property occupies a 12,296 SF lot in West Hollywood and is zoned WDR3C. Gas and electric service are separately metered. The asset is included on the West Hollywood Visual Survey of Properties Subject to Seismic Retrofit. It is being offered for sale for the first time in over 38 years.
The property occupies a 12,296 SF lot in West Hollywood and is zoned WDR3C. Gas and electric service are separately metered. The asset is included on the West Hollywood Visual Survey of Properties Subject to Seismic Retrofit. It is being offered for sale for the first time in over 38 years.
Key Highlights
- 14,556 SF apartment property on a 12,296 SF lot
- Studio, 1‑bedroom, and 2‑bedroom unit mix averaging approximately 728 SF
- Swimming pool, on‑site laundry, and tenant parking
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
$234,218
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
5.64%
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%
$4,684,360
$4.7M
Cap Rate 7%
$3,345,971
$3.3M
Cap Rate 9%
$2,602,422
$2.6M
Market Conditions
NOI Build-Up for 14,556 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
$462.9K $31.80/SF
− Vacancy
−$37.0K −$2.54/SF
EGI
$425.9K $29.26/SF
− OpEx
−$191.6K −$13.17/SF
NOI
$234.2K $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%
$4,684,360
Cap Rate 7%
$3,345,971
Cap Rate 9%
$2,602,422
Alternative Uses
Best Use
Apartment 5plus
$3.35M
$2.93M – $3.90M
NOI $234,218 @ 7.0% cap · market cap 5.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.79M
$6.82M – $9.09M
NOI $545,526 @ 7.0% cap · market cap 13.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
780
Businesses Nearby
Explore this area
Business Placement
Demographics for 90046, CA
49,987
Population
31,929
Households
1.6
Avg Household Size
39
Median Age
63%
College-Educated
95%
High-School Grad
5.7 sq mi
ZIP Area
8,770
Density / Sq Mi
$94,259
Median Household Income
$65,607
Median Earnings
$2,204
Median Rent
$1,411,500
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 - Studio, one-bedroom, and two-bedroom residences include gated access, laundry facilities, and tenant parking.
Where is this apartment building located?
The property is located at 900 N Orange Grove Ave West Hollywood, CA.
What is the asking price?
The asking price for this property is $4,150,000.
What are key features of this property?
This property features: 14,556 SF apartment property on a 12,296 SF lot; Studio, 1‑bedroom, and 2‑bedroom unit mix averaging approximately 728 SF; Swimming pool, on‑site laundry, and tenant parking
