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    275 S Union Ave Los Angeles, CA 90026

    View on Map
    Sponsored
    For Sale
    $1,299,999

    MULTI_FAMILY - Los Angeles, CA

    Property size:
    3,935 SF
    Lot size:
    0.16 Acres
    Days on Market:
    13
    Last Refresh:
    Mar 24 at 8:06 am

    Property Features for 275 S Union Ave

    General Information

    Special listing conditions
    Standard
    Property type
    Residential Multi Family
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Zoning
    LAR3
    Rooms
    Bedroom 5, Bedroom 10, Bedroom 3, Bedroom 8, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 6, Bedroom 11, Bedroom 4, Bedroom 2, Bedroom 9, Bedroom 7, Bathroom 1, Bedroom 1
    Bedrooms
    11
    Bathrooms
    4
    APN
    5153-002-027
    Size
    3,935 SF
    Lot size
    0.16 Acres

    Utilities

    Cooling system
    Window Unit(s)
    Water source
    Public

    Building Details

    Year built
    1905
    Floors in Building
    2
    Number of units
    3
    Roof type
    Composition, Shingle

    We can help!

    Listing Contact
    Fred Nabati

    Trimax Realty, Inc.

    Listing agent Fred Nabati License #01276914

    Listing date Mar 12, 2026

    MLS# 26643357

    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.

    Learn more

    Overview

    Exceptional Multifamily Asset in Los Angeles

    Located in Historic Filipinotown, Los Angeles, this multifamily property offers a combination of immediate upside, yield, and long-term appreciation. The property features three units: one 5-bedroom, one 4-bedroom, and one 3-bedroom. Two of the three units are delivered vacant, allowing investors to capture market rents. Tenants are responsible for all utilities. The property operates at an approximate 8.39% cap rate and 9.13 GRM on a proforma basis. An on-site storage structure presents potential ADU conversion upside, subject to buyer verification. The property is situated within an R3 zoning designation, which may allow for by-right development of up to approximately 8 residential units, with additional density potential under the City of Los Angeles ED1 program, potentially supporting 20+ units, subject entirely to buyer verification. The property is near employment hubs, dining, nightlife, transit corridors, and cultural landmarks. The lot size is 0.1568 acres, and the property size is 3935 square feet.
    Location Intelligence

    Current Use by Public Records

    Triplexes

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Hair Salon Dental Office Nail Salon Food Market Gym & Fitness Center Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.267598
    Latitude
    34.061876

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    FAQs

    What type of property is this?
    Triplex - Three-unit property with upside potential in Historic Filipinotown.
    Where is this triplex located?
    The property is located at 275 S Union Ave Los Angeles, CA.
    What is the asking price?
    The asking price for this property is $1,299,999.
    What are key features of this property?
    This property features: - Two units delivered vacant, allowing immediate capture of full market rents.; - Strong proforma financials: approximately 8.39% cap rate and 9.13 GRM after lease-up.; - Excellent unit mix: one 5-bedroom, one 4-bedroom, and one 3-bedroom unit, appealing to urban renters.
    (310) 954-0808
    Request Owner's contact information
    275 S Union Ave Los Angeles, CA 90026
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    Los Angeles, CA 90026
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    275 S Union Ave Los Angeles, CA 90026
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    We can help!
    Listing Contact
    Fred Nabati
    Real Estate License ID: 01276914
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