Remodeled Detached
New
For Sale
$780,000
549 Hoefner, Los Angeles, CA 90022
Los Angeles, CA
Property Size2,103 SF
Lot Size0.12 Acres
Price / SF$370.90
Days on Market2
Property Features for 549 Hoefner
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Zoning
LCR3YY
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 3, Bedroom 4, Bedroom 3, Bathroom 1, Bedroom 5, Bathroom 2, Bedroom 2
Parking
3
Parking features
Driveway
Lot features
Yard
Elementary school district
Los Angeles Unified
Middle school district
Los Angeles Unified
High school district
Los Angeles Unified
Directions
off of Hoefner
Subdivision
699 - Not Defined
Standard status
Active
APN
6341016029
Size
2,103 SF
Lot size
0.12 Acres
Utilities
Sewer type
Public Sewer
Heating system
Wall Furnace
Water source
Public
Amenities
gated parking
Building Details
Year built
1936
Floors in Building
1
Number of units
3
Listing Agency:
T.N.G. Real Estate Consultants
(714) 987-3310
Listed By:
Jeremy Welsh · License #01920764
(714) 206-3232
Added: Sep 9
Last Checked: Sep 10 at 10:06PM
MLS# OC26197298
Copyright © 2026 California Regional Multiple Listing Service, Inc. 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 2,103-square-foot triplex contains three separate residential units. The front residence has two bedrooms and one bathroom, while the middle unit provides one bedroom and one bathroom with a garage separating it from the front unit. A detached rear residence includes two bedrooms and one bathroom and has been recently remodeled and upgraded. Two units are currently tenant occupied, with tenants who are current and interested in remaining at the property.
The property includes two gated parking spaces and sits on a 0.1229-acre lot at 549 Hoefner in Los Angeles. Built in 1936, it has public water and public sewer service, with wall-furnace heating. The property is identified with LCR3YY zoning.
The property includes two gated parking spaces and sits on a 0.1229-acre lot at 549 Hoefner in Los Angeles. Built in 1936, it has public water and public sewer service, with wall-furnace heating. The property is identified with LCR3YY zoning.
Key Highlights
- Three separate residential units with a 2‑bedroom, 1‑bath front unit; 1‑bedroom, 1‑bath middle unit; and 2‑bedroom, 1‑bath rear unit
- 2,103 square feet on a 0.1229‑acre lot
- Detached rear unit recently remodeled and upgraded
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
$48,226
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
6.18%
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%
$964,520
$964.5K
Cap Rate 7%
$688,943
$688.9K
Cap Rate 9%
$535,844
$535.8K
Market Conditions
NOI Build-Up for 2,103 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
$70.7K $33.60/SF
− Vacancy
−$1.8K −$0.84/SF
EGI
$68.9K $32.76/SF
− OpEx
−$20.7K −$9.83/SF
NOI
$48.2K $22.93/SF
Area
ZIP 90022
Vacancy
2.50%
Lease Rate
$33.60 /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%
$964,520
Cap Rate 7%
$688,943
Cap Rate 9%
$535,844
Alternative Uses
Best Use
Multifamily LT 5
$688.9K
$602.8K – $803.8K
NOI $48,226 @ 7.0% cap · market cap 6.18%
Second Best
Apartment 5plus
$628.1K
$549.6K – $732.8K
NOI $43,967 @ 7.0% cap · market cap 5.64%
Theoretical Best
Office A
$856.8K
$749.7K – $999.7K
NOI $59,979 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,155
Businesses Nearby
Explore this area
Business Placement
Demographics for 90022, CA
64,517
Population
17,845
Households
3.6
Avg Household Size
34
Median Age
10%
College-Educated
56%
High-School Grad
4.4 sq mi
ZIP Area
14,663
Density / Sq Mi
$67,829
Median Household Income
$32,304
Median Earnings
$1,407
Median Rent
$603,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Triplex - Three-unit residential property with a varied unit mix, public utilities, and gated parking in Los Angeles.
Where is this triplex located?
The property is located at 549 Hoefner Los Angeles, CA.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: Three separate residential units with a 2‑bedroom, 1‑bath front unit; 1‑bedroom, 1‑bath middle unit; and 2‑bedroom, 1‑bath rear unit; 2,103 square feet on a 0.1229‑acre lot; Detached rear unit recently remodeled and upgraded
