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    281 Avenue 52 Los Angeles, CA 90042

    Sponsored
    For Sale
    $4,888,888

    24-unit apartment building, high potential.

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    405
    This exceptional 24-unit apartment building presents a compelling value-add opportunity in the desirable Highland Park neighborhood of Los Angeles, California. The property, located at 281 S Ave 52, boasts a substantial 19,828 square feet of net rentable space spread across four, two-story buildings on a large 29,724 square foot lot. Currently operating at 100% occupancy, the property features a desirable unit mix primarily consisting of two-bedroom, one-bathroom units, with a smaller number of one-bedroom units and a single two-bedroom, two-bathroom unit. Built in 1961, the property offers significant upside potential, reflected in the substantial difference between the current Net Operating Income (NOI) of $198,115 and the pro-forma NOI of $336,187, resulting in a pro-forma cap rate of 6.88%. Recent improvements include perimeter fencing (2019) and updated sub-panels (2022). The property is zoned LARD2 and benefits from its proximity to major employers in Downtown Los Angeles via the 110 freeway and the Metro Gold Line, providing convenient access to South Pasadena, Pasadena, and Downtown LA. The asking price is $4,888,888, translating to $246.56 per square foot and $203,704 per unit. The land value alone is $164.48 per square foot. This presents a rare opportunity to acquire a well-located, multifamily asset with considerable potential for increased profitability.

    Property Features for 281 Avenue 52

    General Information

    Property type
    Multifamily properties
    Class
    C

    Building Details

    Year Built
    1961
    Buildings
    4
    Stories
    2
    Units
    24

    We can help!

    Listing Contact
    Seth Polen
    Seth Polen

    Learn more

    Property Insight Report

    HighLights

    • Rare 24‑unit multifamily offering in desirable Highland Park.
    • Excellent unit mix, primarily two‑bedroom units.
    • Perimeter fencing installed in 2019.
    • Electrical sub‑panels updated in 2022.
    • Large 29,751 square foot lot, LARD2 zoning.
    Property Profile Location Intelligence

    Current Use by Public Records

    MEDICINA NATURAL Family Counselor

    Suggested Use

    Law Firm Restaurant Realty agency Spa & Massage Dental Office Hair Salon Clothing Store Nail Salon Food Market Grocery Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.19663040216
    Latitude
    34.103222501559

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    FAQs

    What type of property is this?
    Multifamily property - 24-unit apartment building, high potential.
    Where is this multifamily property located?
    The property is located at 281 Avenue 52 Los Angeles, CA.
    What is the asking price?
    The asking price for this property is $4,888,888.
    What are key features of this property?
    This property features: Rare 24-unit multifamily offering in desirable Highland Park.; Excellent unit mix, primarily two-bedroom units.; Perimeter fencing installed in 2019.
    Request Owner's contact information
    281 Avenue 52 Los Angeles, CA 90042
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    Los Angeles, CA 90042
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    281 Avenue 52 Los Angeles, CA 90042
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    We can help!
    Listing Contact
    Seth Polen
    Seth Polen
    Real Estate License ID: CA DRE# 01133279
    Learn more
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