Renovated 4-Unit
New
For Sale
$1,090,000
456 W 52nd St, Los Angeles, CA 90037
Residential Income, Modern, Los Angeles, CA
Property Size3,020 SF
Lot Size0.11 Acres
Price / SF$360.93
Days on Market1
Property Features for 456 W 52nd St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
LAC2
Bedrooms
8
Bathrooms
4
Full bathrooms
1
Rooms
Bedroom 2, Bedroom 5, Bathroom 4, Bedroom 8, Bathroom 1, Bedroom 7, Bedroom 1, Bedroom 4, Bedroom 3, Bathroom 3, Bathroom 2, Bedroom 6
Parking
8
Parking features
Side By Side, Covered, Tandem
Window features
Double Pane Windows
Appliances
Oven-Gas
Lot features
Fenced
Directions
From Downtown Los Angeles: Take I-110 S toward San Pedro. Exit at 48th St and continue west. Turn left onto S Figueroa St, then right onto W 52nd St. The property will be on the right.
Subdivision
Downtown L.A.
Standard status
Active
APN
5001-033-031
Size
3,020 SF
Lot size
0.11 Acres
Building Details
Year built
1922
Number of units
4
Flooring type
Vinyl
Roof type
Flat
Architectural style
Modern
Listing Agency:
Compass
(626) 205-4040
Listed By:
Karla Reuben · License #01935848
(626) 926-1304
Added: Sep 30
Last Checked: Sep 30 at 6:06PM
MLS# 26994479
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.
This 3,020-square-foot quadplex contains four units, each with two bedrooms and one bathroom. Improvements include updated kitchens and bathrooms, new windows and flooring, and a new roof. The property was built in 1922 and occupies a 0.1051-acre lot. Each residence has two tandem parking spaces, for eight spaces across the property. Zoning is LAC2.
The property is in Los Angeles near the I-110 Freeway, with shopping, dining, schools, and parks in the surrounding area. The freeway provides access toward Downtown Los Angeles and nearby neighborhoods.
The property is in Los Angeles near the I-110 Freeway, with shopping, dining, schools, and parks in the surrounding area. The freeway provides access toward Downtown Los Angeles and nearby neighborhoods.
Key Highlights
- Four units, each with 2 bedrooms and 1 bathroom
- 3,020 square feet on a 0.1051‑acre lot
- Eight parking spaces arranged as two tandem spaces per unit
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
$50,457
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
4.63%
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%
$1,009,140
$1.0M
Cap Rate 7%
$720,814
$720.8K
Cap Rate 9%
$560,633
$560.6K
Market Conditions
NOI Build-Up for 3,020 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
$73.9K $24.48/SF
− Vacancy
−$1.8K −$0.61/SF
EGI
$72.1K $23.87/SF
− OpEx
−$21.6K −$7.16/SF
NOI
$50.5K $16.71/SF
Area
ZIP 90037
Vacancy
2.50%
Lease Rate
$24.48 /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%
$1,009,140
Cap Rate 7%
$720,814
Cap Rate 9%
$560,633
Alternative Uses
Best Use
Multifamily LT 5
$720.8K
$630.7K – $841.0K
NOI $50,457 @ 7.0% cap · market cap 4.63%
Second Best
Apartment 5plus
$640.7K
$560.6K – $747.4K
NOI $44,846 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$1.18M
$1.04M – $1.38M
NOI $82,834 @ 7.0% cap · market cap 7.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,948
Businesses Nearby
Explore this area
Business Placement
Demographics for 90037, CA
63,706
Population
18,709
Households
3.4
Avg Household Size
33
Median Age
9%
College-Educated
54%
High-School Grad
2.9 sq mi
ZIP Area
21,968
Density / Sq Mi
$56,417
Median Household Income
$29,857
Median Earnings
$1,438
Median Rent
$632,600
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Four consistent two-bedroom layouts pair with tandem parking and recent building updates.
Where is this quadplex located?
The property is located at 456 W 52nd St Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,090,000.
What are key features of this property?
This property features: Four units, each with 2 bedrooms and 1 bathroom; 3,020 square feet on a 0.1051‑acre lot; Eight parking spaces arranged as two tandem spaces per unit
