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11513 Berendo Ave Los Angeles, CA 90044 11513 Berendo Ave 4 Unit Apartment Building $1,545,000 ($386,250/Unit) 7.86% Cap Rate Los Angeles, CA 90044
Investment Highlights
- Desirable unit mix, consisting of (4) 3 Bedroom/2 Bathroom units, with 2/4 units delivered vacant
- Once the two vacancies are leased, the property is projected to operate at a 7.86% Cap Rate and 9.77 GRM
- Conveniently located in South Los Angeles, in close proximity to restaurants, shopping centers, and major metropolitan hubs
- The property sits on a 11,492 square foot lot, with approved plans for (4) 3 bed/2 bath Townhome style ADUs averaging close to 1,200 square feet each
- After construction of the ADUs, the property will likely operate at 10.68% cap rate (construction costs calculated)
Executive Summary
11513 Berendo Ave presents a rare opportunity to acquire a high-yield, value-add multifamily asset with a clear path to a projected 10.68% cap rate upon completion. The property consists of (4) spacious 3 Bed / 2 Bath units, with two units delivered vacant—providing immediate upside through lease-up while development plans are executed. Situated on a large 11,492 SF lot, the offering includes fully approved plans for (4) additional 3 Bed / 2 Bath townhome-style ADUs averaging approximately 1,200 SF each. This allows an investor to significantly increase unit count and income, transforming the asset into an 8-unit property with strong economies of scale. Based on the approved ADU development and projected rents, the property is expected to achieve a 10.68% cap rate inclusive of construction costs, making it a standout opportunity for investors
seeking both yield and growth in today’s market. In the interim, simply leasing the remaining vacant units stabilizes the existing asset at a 7.86% cap rate and 9.77 GRM—providing strong in-place returns while the development upside is realized. Located in South Los Angeles, the property offers convenient access to Downtown Los Angeles, USC, and major employment corridors, supporting long-term rental demand and future appreciation.
seeking both yield and growth in today’s market. In the interim, simply leasing the remaining vacant units stabilizes the existing asset at a 7.86% cap rate and 9.77 GRM—providing strong in-place returns while the development upside is realized. Located in South Los Angeles, the property offers convenient access to Downtown Los Angeles, USC, and major employment corridors, supporting long-term rental demand and future appreciation.
Property Facts
| Price | $1,545,000 | Apartment Style | Low-Rise |
| Price Per Unit | $386,250 | Building Class | C |
| Sale Type | Investment | Lot Size | 0.27 AC |
| Cap Rate | 7.86% | Building Size | 3,692 SF |
| Gross Rent Multiplier | 9.77 | No. Stories | 2 |
| No. Units | 4 | Year Built | 1955 |
| Property Type | Multifamily | Opportunity Zone |
Yes
|
| Property Subtype | Apartment | ||
| Zoning | LC R3 - Restricted Density Multiple Dwelling | ||
| Price | $1,545,000 |
| Price Per Unit | $386,250 |
| Sale Type | Investment |
| Cap Rate | 7.86% |
| Gross Rent Multiplier | 9.77 |
| No. Units | 4 |
| Property Type | Multifamily |
| Property Subtype | Apartment |
| Apartment Style | Low-Rise |
| Building Class | C |
| Lot Size | 0.27 AC |
| Building Size | 3,692 SF |
| No. Stories | 2 |
| Year Built | 1955 |
| Opportunity Zone |
Yes |
| Zoning | LC R3 - Restricted Density Multiple Dwelling |
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Fairly walkable
50/100
Exceptionally drivable
90/100
Good public transit
70/100
Fairly bikeable
40/100
Property Taxes
| Parcel Number | 6079-019-045 | Improvements Assessment | $566,684 |
| Land Assessment | $1,051,656 | Total Assessment | $1,618,340 |
Property Taxes
Parcel Number
6079-019-045
Land Assessment
$1,051,656
Improvements Assessment
$566,684
Total Assessment
$1,618,340
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11513 Berendo Ave Los Angeles, CA 90044 | 11513 Berendo Ave
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