Townhouse-Style
For Sale
$999,000
116 E 68th St, Los Angeles, CA 90003
Residential Income, Los Angeles, CA
Property Size2,784 SF
Lot Size0.12 Acres
Price / SF$358.84
Days on Market150
Property Features for 116 E 68th St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
LAR2
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 7, Bedroom 4, Bedroom 2, Bathroom 3, Bedroom 6, Bedroom 5, Bathroom 1, Bedroom 1, Bathroom 4, Bathroom 2, Bedroom 8
Parking features
Garage
Directions
110 to Slauson to main to 68th
Subdivision
Downtown L.A.
Standard status
Active
APN
6011-004-003
Size
2,784 SF
Lot size
0.12 Acres
Utilities
Heating system
Central
Building Details
Year built
2010
Floors in Building
2
Number of units
2
Listing Agency:
Keller Williams Beverly Hills · Keller Williams Realty
(310) 432-6400
Listed By:
Lee Ziff · License #01212150
(310) 991-3977
Added: Apr 23
Changed: Sep 12
Last Checked: Sep 19 at 3:06PM
MLS# 26762207
Copyright © 2026 The MLS/CLAW. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2010, this duplex contains 2,784 square feet across two townhouse-style residences. Each unit includes four bedrooms and two bathrooms, with multi-level interiors, living areas, kitchens, and natural light. Central heating, separate utilities, and garage parking serve the property. One unit may be delivered vacant, providing flexibility for an owner-occupant or an incoming resident arrangement.
The property is located in Los Angeles County within the 90003 postal area. Its stated access points include USC, SoFi Stadium, Downtown, major freeways, public transportation, schools, and local amenities. The 0.1242-acre site and residential zoning designation LAR2 support the property's duplex configuration.
The property is located in Los Angeles County within the 90003 postal area. Its stated access points include USC, SoFi Stadium, Downtown, major freeways, public transportation, schools, and local amenities. The 0.1242-acre site and residential zoning designation LAR2 support the property's duplex configuration.
Key Highlights
- 2,784‑square‑foot duplex built in 2010
- Two townhouse‑style units with 4 bedrooms and 2 bathrooms each
- One unit may be delivered vacant
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
$63,024
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
6.31%
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%
$1,260,480
$1.3M
Cap Rate 7%
$900,343
$900.3K
Cap Rate 9%
$700,267
$700.3K
Market Conditions
NOI Build-Up for 2,784 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
$91.9K $33.00/SF
− Vacancy
−$1.8K −$0.66/SF
EGI
$90.0K $32.34/SF
− OpEx
−$27.0K −$9.70/SF
NOI
$63.0K $22.64/SF
Area
ZIP 90003
Vacancy
2.00%
Lease Rate
$33.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,260,480
Cap Rate 7%
$900,343
Cap Rate 9%
$700,267
Alternative Uses
Best Use
Apartment 5plus
$49.22M
$43.07M – $57.42M
NOI $3,445,350 @ 7.0% cap · market cap 344.88%
Second Best
Multifamily LT 5
$900.3K
$787.8K – $1.05M
NOI $63,024 @ 7.0% cap · market cap 6.31%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,509
Businesses Nearby
Explore this area
Business Placement
Demographics for 90003, CA
72,764
Population
18,349
Households
4
Avg Household Size
30
Median Age
7%
College-Educated
53%
High-School Grad
3.6 sq mi
ZIP Area
20,212
Density / Sq Mi
$54,781
Median Household Income
$30,132
Median Earnings
$1,515
Median Rent
$547,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two multi-level residences offer four bedrooms, two bathrooms, separate utilities, and on-site garage parking per unit.
Where is this duplex located?
The property is located at 116 E 68th St Los Angeles, CA.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: 2,784‑square‑foot duplex built in 2010; Two townhouse‑style units with 4 bedrooms and 2 bathrooms each; One unit may be delivered vacant
