Apartment Building with
For Sale
$5,200,000
944 N Orange Grove Avenue, West Hollywood, CA 90046
West Hollywood multifamily property with one- and two-bedroom residences, on-site laundry, and separately metered gas and electric.
Property Size17,795 SF
Lot Size0.29 Acres
Price / SF$292.22
Days on Market31
Property Features for 944 N Orange Grove Avenue
General Information
Standard status
Active
Size
17,795 SF
Total Parking Spaces
20
Lot size
0.29 Acres
Property subtype
Multi-family
Zoning
WDR3C
Units
Multifamily Units
20
Parking per Unit
1
Additional Details
Utilities to Site
Yes
Amenities
swimming pool
on-site laundry
Building Details
Year Built
1961
Listing Agency:
Lyon Stahl Investment Real Estate,Inc.
Listed By:
Jordan Asheghian · License #01886605
(714) 497-3550
Source:
Sevengables
Added: Aug 4
Changed: Sep 2
Last Checked: Sep 1 at 9:07PM
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.
Located at 944 N Orange Grove Ave in West Hollywood, this 1961 apartment property sits on a 12,577 SF lot zoned WDR3C. The unit mix includes one- and two-bedroom residences averaging approximately 937 SF each. A non-conforming unit is currently used for storage, with a potential ADU opportunity identified in the property information.
Property amenities include a swimming pool, on-site laundry, and 20 parking spaces, representing a 1:1 parking-to-unit ratio. Gas and electric service are separately metered. The property is included on the West Hollywood Visual Survey of Properties Subject to Seismic Retrofit.
Property amenities include a swimming pool, on-site laundry, and 20 parking spaces, representing a 1:1 parking-to-unit ratio. Gas and electric service are separately metered. The property is included on the West Hollywood Visual Survey of Properties Subject to Seismic Retrofit.
Key Highlights
- One- and two‑bedroom unit mix averaging approximately 937 SF per residence
- 20 parking spaces with a 1:1 parking‑to‑unit ratio
- 12,577 SF lot zoned WDR3C
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
$286,336
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
5.51%
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%
$5,726,720
$5.7M
Cap Rate 7%
$4,090,514
$4.1M
Cap Rate 9%
$3,181,511
$3.2M
Market Conditions
NOI Build-Up for 17,795 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
$565.9K $31.80/SF
− Vacancy
−$45.3K −$2.54/SF
EGI
$520.6K $29.26/SF
− OpEx
−$234.3K −$13.17/SF
NOI
$286.3K $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%
$5,726,720
Cap Rate 7%
$4,090,514
Cap Rate 9%
$3,181,511
Alternative Uses
Best Use
Apartment 5plus
$4.09M
$3.58M – $4.77M
NOI $286,336 @ 7.0% cap · market cap 5.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.53M
$8.34M – $11.12M
NOI $666,916 @ 7.0% cap · market cap 12.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20
Residential units
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 - West Hollywood multifamily property with one- and two-bedroom residences, on-site laundry, and separately metered gas and electric.
Where is this apartment building located?
The property is located at 944 N Orange Grove Avenue West Hollywood, CA.
What is the asking price?
The asking price for this property is $5,200,000.
What are key features of this property?
This property features: One- and two‑bedroom unit mix averaging approximately 937 SF per residence; 20 parking spaces with a 1:1 parking‑to‑unit ratio; 12,577 SF lot zoned WDR3C
