Marketing Strategy & Pricing Analysis

All five within a ¾-mile radius · three on one block of W 102nd St
    Tap a property to fly to it on the map.
    The Portfolio

    27 units across five buildings, one sale

      The Properties

      What each building brings

      Price, income, and returns for each asset at its share of the portfolio list price. Letters match the diamonds on every map.

      PropertyUnitsPrice$/UnitIn-place capPro forma capGRM

      Per-building in-place NOI uses the numbers page's expense build. The numbers page gives gross RSF (20,929) only for the whole portfolio; per-building figures come from each building's FINAL numbers page (Sep 2026). Pro-forma NOI uses market rents with expenses at 35% of gross income.

      Where the rent upside is

      Monthly gap between in-place and market rent, by building. Portfolio total: /month.
      Buy Options

      Buy one, buy the block, or buy all five

      The portfolio can be acquired whole or in parts. Each option is priced at the sum of its buildings’ list prices, so returns compare directly.

      OptionUnitsPrice$/UnitIn-place NOIIn-place capPro forma capGRMRent upside / mo

      Individual buildings are listed in the property table above. Option pricing adds up building prices with no bulk discount or premium applied. In-place NOI for 615 W 92nd St and 1019 W 102nd St uses the estimated insurance allocation noted above.

      Live Value Model

      Move an input. Watch the value.

      Adjust portfolio price, down payment, interest rate, rent basis, and the expense ratio — the loan is price minus down payment, so debt coverage, cash flow, and cash-on-cash all recompute as you explore.

      Inputs

      Cap rate
      GRM
      Price ÷ gross income
      Price / unit
      27 units
      Price / SF
      20,929 gross RSF
      Annualized operating dataIn-place
      Loan
      Price − down payment
      Annual debt service
      Interest-only
      DCR
      Cash-on-cash

      Interest-only financing at 6% with $1,000,000 down, per the numbers page. In-place scheduled gross income ($596,304) and pro-forma income ($762,960) come from the combined 27-unit rent roll; vacancy is held at the numbers page's 3% reserve. In-place expenses default to the itemized build ($186,812: property tax reassessed at 1.25% of price, 5% management, insurance at $1.25/SF, repairs, reserves, pest control, and a $1,200/unit utilities estimate). Pro-forma expenses default to 35% of pro-forma gross income. The expense ratio slider overrides either default for quick sensitivity testing — switching rent basis or pressing reset restores it. Estimates for discussion, not a guarantee of performance.

      Financing Scenarios

      How leverage changes the return

      Interest-only debt at the rate set in the value model above, applied to whichever option you select. Each row is a different loan-to-value; the numbers page structure is highlighted.

      StructureDown paymentLoanDebt serviceDCR in-placeCash-on-cash in-placeDCR pro formaCash-on-cash pro forma

      Rent Roll

      Unit mix & income, by building

      All 27 units per the numbers page, grouped by property with monthly subtotals.

      Unit typeSFIn-placeMarketUpside

      Unit SF is shown where the numbers page lists it. The 2-bedroom at 627 W 82nd St is vacant and carried at $0 in-place.

      Sales Comps

      Recent 90044 apartment sales

      Nine closed fourplex sales in zip code 90044 from March through September 2026, sorted by price. Click any pin for the detail; the lime diamonds are the five portfolio properties.

      PropertyUnitsSale price$/Unit$/SFBuilt

      On-Market Comps

      What's currently listed

      Fourteen active 90044 listings, including 1215 W 102nd St two blocks west of the W 102nd St buildings — the competitive set a buyer is weighing the portfolio against today.

      PropertyUnitsAsking$/UnitCap / GRMBuilt

      1031 Exchange Planning

      Where the proceeds go next

      This building is one of five in Bucket 1 of a nine-property, four-exchange 1031 plan built around one goal: trade active, rent-control-exposed management for passive, single-tenant NNN income. Cash flow won't fully match today's legacy-debt returns — that's expected, not a flaw — so the bar for each candidate is a real corporate guarantee and a cash flow that holds, not the highest cap rate. Toggle candidate cards below to mix and match, or load a bucket preset to see the actual equity and target value each exchange has to clear.

      Full Portfolio (all 9 properties)
      $11,553,000
      Combined Price
      $6,750,000
      Combined Debt
      $4,803,000
      Combined Equity
      Governing rule: when proceeds from more than one relinquished property are pooled into the same replacement purchase, the 45-day identification window and 180-day close window both run from the first closing in that pool — not each property's own sale date. That's why grouping is driven by which closings can realistically happen in the same short window, not by convenience.
      Bucket 1 — South LA Portfolio (this deal)5 properties
      615 W 92nd · 627 W 82nd · 1019 W 102nd · 1031 W 102nd · 1035 W 102nd — sold together, one escrow
      Combined price
      $5,175,000
      Combined debt
      $2,830,000
      Combined equity
      $2,345,000 (45.3%)
      Net cash after ~6% cost of sale
      ~$2,034,500
      One escrow, one closing date → runs as its own clean, independent exchange. No sequencing risk.
      Target replacement
      $4.9M – $6.3M single NNN asset, ~55–65% LTV
      → Find comps: $4.9M–$6.3M NNN, 5.5%+ cap
      Bucket 2 — The Two Fourplexes2 properties
      924 W 82nd · 6336 S Denver Ave — highest equity % in the portfolio, but too thin in dollars to go it alone
      Combined price
      $1,708,000
      Combined debt
      $765,000
      Combined equity
      $943,000 (55.2%)
      Net cash after ~6% cost of sale
      ~$840,500
      Action required: coordinate both closings to land within days of each other so they can run as one pooled exchange.
      Target replacement
      $1.6M+ 135 E 119th St at $2,579,000, ~67% LTV
      → Our pick: 135 E 119th St, master-leased fourplex, $2.58M
      Bucket 3 — Inglewood1 property
      633 S Walnut St, Inglewood — run as its own independent exchange
      Price
      $2,250,000
      Debt
      $1,415,000
      Equity (gross)
      $835,000 (37.1%)
      Net cash after 6% cost of sale
      $700,000
      Matching new debt to the $1,415,000 being paid off clears the $2,115,000 value target exactly at 66.9% LTV — normal, financeable leverage for a strong corporate-guaranteed NNN tenant.
      Target replacement
      $2.1M – $2.4M single NNN, ~65–70% LTV
      → Find comps: $2.1M–$2.4M NNN, corporate guarantee preferred
      Bucket 4 — Long Beach1 property
      530 Chestnut Ave, Long Beach — the most leveraged of the four exchanges
      Price
      $2,420,000
      Debt
      $1,740,000
      Equity (gross)
      $680,000 (28.1%)
      Net cash after 6% cost of sale
      $534,800
      The tight one: hitting the $2,274,800 value target needs about 76% financing, above the 65–70% most NNN lenders like. Two fixes: add about $150,000–$170,000 of outside cash to hold the loan near 70%, or, if the closings line up, pair it with Inglewood (same ownership) in one exchange.
      Target replacement
      $2.3M – $2.4M single NNN, ~70–77% LTV
      → Find comps: $2.3M–$2.4M NNN, corporate guarantee
      Cash flow today, on their actual loans

      Their cash flow is changing either way

      Today the nine properties net about $382,983 a year on $4,803,000 of equity, using the owner's current loan payments (not a new-buyer loan). That number rides on 2.9%–6.1% loans that reset between 2027 and 2028.

      ExchangeNOI todayCurrent loan payments / yrCash flow / yrEquity todayReturn on equity
      South LA Portfolio
      615 W 92nd, 627 W 82nd, 1019/1031/1035 W 102nd
      		$330,348$154,990$175,358$2,345,0007.5%
      The Two Fourplexes
      924 W 82nd, 6336 S Denver
      		$100,462$22,185$78,277$943,0008.3%
      Inglewood
      633 S Walnut
      		$144,395$42,450*$101,945$835,00012.2%
      Long Beach
      530 Chestnut
      		$149,203$121,800*$27,403$680,0004.0%
      All nine properties$724,408$341,425$382,983$4,803,0008.0%

      NOI uses current rents with vacant units at market rent, less vacancy and expenses, and the actual Prop 13 tax bill. Loan payments come from the owner's monthly schedule. *Walnut and Chestnut payments are estimates until their loan terms are confirmed. Equity is sale price less loan balance.

      Keep vs. exchange, at the same 7% rate

      When their loans reset, keeping the buildings at a 7% rate lowers cash flow too. Compare the exchange against that.

      Exchange · loan resetKeep todayKeep at 7%Exchange at 7%Difference
      South LA Portfolio
      615, 627, 1019/1035 reset ~May 2028 (6.10%); 1031 resets Jun 2028 (2.95%)
      		$175,358$132,248$70,560
      Caliber Collision
      		−$61,688
      The Two Fourplexes
      2.90% fixed resets Feb 2027; interest-only ends Feb 2030
      		$78,277$46,912$99,189
      135 E 119th St
      		+$52,277
      Inglewood
      Terms to confirm (est. 3.00% interest-only)
      		$101,945$45,345$25,754
      Jiffy Lube
      		−$19,591
      Long Beach
      Terms to confirm (est. 7.00% interest-only)
      		$27,403$27,403$49,436
      Kalaveras
      		+$22,033
      Total$382,983$251,908$244,939−$6,968

      Both “at 7%” columns are interest-only on the same loan amounts, so the comparison is like for like. Exchange figures use the recommended replacement for each exchange. The calculators below also open interest-only; slide Amort to 30 years to see a 30-year loan.

      At the same rate, the gap narrows from about $138,044 to about $6,968 a year. That difference buys no management, no rent control, no capital spending, and about $1.72M of tax deferred and still working for them.
      Our pick for the fourplexes: 135 E 119th St. A brand-new, master-leased Los Angeles fourplex at an 8.56% cap. At 7% interest-only it cash-flows about $99,189 a year, more than the fourplexes make today ($78,277). That is what brings the four-exchange total to about $244,939, within about $6,968 of keeping everything at 7%. Find it under California upleg scenarios.
      How to use the picker below: each preset button loads a bucket's actual equity and target value into the calculator. Toggle candidate cards on and off to mix and match replacement properties and see the combined NOI, blended cap rate, cash flow, and whether the combination clears the 1031 equal-or-greater-value test. The goal isn't matching today's cash flow — it's trading active, rent-control-exposed management for passive NNN income while keeping cash flow at or above a level that works. Weight guarantee quality and remaining lease term over the highest cap rate.

      California upleg scenarios

      Our California picks: Kalaveras, the highest-yielding NNN in Southern California, and 135 E 119th St, a new master-leased fourplex sized for the fourplex exchange.

      Net proceeds to reinvest
      Must clear this to fully defer
      New loan auto-sized
      Years · far right = interest-only
      California scenario — sources, uses & cash flowAmount

      Toggle candidate cards to mix and match. Guarantee quality and remaining lease term matter more here than cap rate — the goal is passive income, not matching today's yield. Kalaveras carries a personal, not corporate, guarantee — flagged on its card. Planning estimate only — not tax or legal advice.

      Out-of-state upleg scenarios

      Our best out-of-state NNN picks, narrowed from 16 listings on location, guarantee, lease, term and return. Pick a bucket; ★ marks our recommended property for it.

      Net proceeds to reinvest
      Must clear this to fully defer
      New loan auto-sized
      Years · far right = interest-only
      Out-of-state scenario — sources, uses & cash flowAmount

      All carry corporate guarantees on true NNN leases. Inglewood and Long Beach each need their own ~$2.1–$2.4M property; the star shows the best fit for whichever bucket is selected. Photos aren't embedded for the out-of-state set. Planning estimate only — not tax or legal advice.