5080 Hermosa Ave — Investment Snapshot

The Three Numbers

Where it clears.

Every property gets three numbers. Low is the defensible floor — the hard number I'd hold in a soft market. Most Likely is the realistic close — what I walk into a buyer conversation with. Reach is the aspirational ask — room for offer-to-reduce dynamics, gives you upside if the trade moves fast.

Low

Defensible floor

$1.70M

$/u

$189k

Cap

5.75%

GRM

8.86

Most Likely

Realistic close

$1.80M

$/u

$200k

Cap

5.43%

GRM

9.38

Reach

Aspirational ask

$1.90M

$/u

$211k

Cap

5.14%

GRM

9.90

Property Snapshot

The building.

Core fundamentals pulled from the rent roll, T-12, and assessor record.

Units

(5) 1+1 · (4) 2+1

Year Built

1948

Building SF

6,196

≈ 688 sf/unit

Lot SF

10,534

Zoning

LARD1.5

APN

5686-009-002

City / Zip

Los Angeles, CA 90041

Submarket

Los Angeles

Income Read

Where the rent sits.

Current in-place rents vs. market — the difference is value-add upside.

$191,922

In-Place Annual Rent

From current rent roll

$223,800

Market Rent (Annual)

Per Costar / submarket comps

+16.6%

Upside to Market

$31,878 annual

Unit	Type	SF	In-Place	Market	Δ to Market
5080-1	1+1	500	$1,467	$1,850	+$383
5080-2	2+1	700	$1,950	$2,350	+$400
5080-3	2+1	700	$2,158	$2,350	+$192
5080-4	1+1	500	$1,372	$1,850	+$478
5084	1+1	500	$1,828	$1,850	+$22
5084-1-2	1+1	500	$1,724	$1,850	+$126
5086	2+1	700	$1,776	$2,350	+$574
5086-1-2	1+1	500	$1,832	$1,850	+$18
5086-3-4	2+1	700	$1,887	$2,350	+$463

Operating Snapshot

How it runs.

T-12 expenses normalized to market-rate operating costs (R&M, contract services, turnover, marketing, reserves). Stabilized NOI assumes rents reset to market.

Annualized Expense Walk

Real Estate Taxes	$22,500	$2,500/u
Insurance	$14,400	$1,600/u
Property Management	$7,677	$853/u
Administrative	$6,309	$701/u
Repairs & Maintenance	$17,883	$1,987/u
Electric	$999	$111/u
Gas	$396	$44/u
Sewer / Water	$9,351	$1,039/u
Contract Services	$4,887	$543/u
Turnover	$900	$100/u
Reserves	$2,250	$250/u
Marketing	$900	$100/u
Total Operating Expenses	$88,452	$9,828/u

NOI · As-Is

$97,712

In-place rent · normalized opex

NOI · Stabilized
$127,359
Market rent · normalized opex

Expense Ratio

40.7%

OpEx / EGI · target 32-38%

NOI Uplift to Stabilized

+30.3%

$29,647 annual

Sales Comps

What's trading.

6 recent sales used to anchor the cap rate and per-unit value. Median: $225,833/unit · 5.70% cap.

Sales comp map showing subject property and 6 comparable sales

Subject Sold Comparables (6)

1513-1515 Colorado Blvd

90041 · Built 1963 · 7 units

Sold

1/16/2026

Price

$1.62M

$/u

$232,143

Cap

6.54%

2233 Addison Way

90041 · Built 1966 · 7 units

Sold

4/8/2026

Price

$1.50M

$/u

$214,286

Cap

5.70%

2221-2229 Addison Way

90041 · Built 1925 · 8 units

Sold

4/30/2025

Price

$1.83M

$/u

$228,750

Cap

4.26%

3365 Portner St

90065 · Built 1965 · 9 units

Sold

12/4/2025

Price

$1.59M

$/u

$176,667

Cap

4.73%

6060 La Prada

90042 · Built 1955 · 6 units

Sold

6/30/2025

Price

$1.93M

$/u

$321,588

Cap

6.32%

3415-3421 Drew St

90065 · Built 1950 · 12 units

Sold

1/8/2026

Price

$2.67M

$/u

$222,917

Cap

—

Sensitivity Analysis

Move the levers, watch the price.

Cap rates shift. Rents push or fall. Use these to stress-test the Most Likely number against your own market read.

Cap Rate Adjustment +0 bps

±100 basis points · tightens or loosens cap on the property

Rent Growth +0%

-10% to +20% · bump or compress income from current in-place

$1.80M

Adjusted Most Likely

No adjustments — same as today's market read.

Net to Owner

What you'd actually net.

Enter your outstanding loan balance and original acquisition basis. The calculator estimates closing costs, capital gains tax (federal LTCG + CA state + depreciation recapture), and what you'd walk away with in cash. Toggle 1031 to defer the tax.

Sale Price (use slider above)

$1.80M

Outstanding Loan Balance

Acquisition Basis (purchase + capex)

Years Held (for depreciation recapture)

1031 Exchange (defer all tax)

Closing Costs %

Sale Price$0

Closing Costs (6%)$0

Loan Payoff$0

Equity Before Tax$0

Capital Gains Tax (Fed 20% + CA 9.3%)$0

Depreciation Recapture (25%)$0

Rough estimate. Actual tax depends on your CPA's depreciation schedule, basis adjustments, and any prior exchanges. Confirm with your CPA before transacting.

Net Cash to Owner$0

Market Read · Los Angeles

How this submarket is trading.

This submarket trades in line with broader LA County dynamics — 5.5–6.5% caps for stabilized multifamily depending on vintage, unit count, and rent control regime. See the comps section above for the specific anchors used in this pricing.

Who You're Working With

WHY I built this.

I'm Taylor Avakian. I sell apartment buildings in Los Angeles, full stop. Not retail, not industrial, not hotels. Multifamily, in this market, every day.

Most owner-broker conversations start with a one-page valuation that doesn't show the work. I built this site for the opposite reason — so you can see exactly how I priced your property, stress-test it against your own assumptions, and decide what to do with the real numbers in front of you. No mystery, no theatrics.

If a deal doesn't pencil, I'll say so. If selling is wrong for you right now, I'll tell you that too. The long game beats the next commission every time.

Where it clears.

The building.

Where the rent sits.

How it runs.

What's trading.

Move the levers, watch the price.

What you'd actually net.

How this submarket is trading.

WHY I built this.

Best read of today's market.