Triplex With Separate
For Sale
$749,999
6118 S Main, Los Angeles, CA 90003
Los Angeles, CA
Property Size2,560 SF
Lot Size0.12 Acres
Price / SF$292.97
Days on Market166
Property Features for 6118 S Main
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
6
Bathrooms
5
Full bathrooms
3
Half bathrooms
2
Rooms
Bathroom 3, Bathroom 5, Bedroom 4, Family Room, Bathroom 2, Bedroom 5, Bedroom 1, Bedroom 2, Bedroom 6, Bathroom 4, Bedroom 3, Bathroom 1
Lot features
2-5 Units/ Acre, Lawn
Elementary school district
Los Angeles Unified
Middle school district
Los Angeles Unified
High school district
Los Angeles Unified
Directions
Take the Gage Ave exit Merge onto S Flower St 207 ft Use the left 2 lanes to turn left onto W Gage Ave 0.4 mi Turn left onto Main St 459 ft Turn right Destination will be on the right
Subdivision
C42 - Downtown L.A.
Standard status
Active
APN
6006010016
Size
2,560 SF
Lot size
0.12 Acres
Utilities
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Year built
1923
Floors in Building
2
Number of units
3
Listing Agency:
eXp Realty of California Inc
Listed By:
Hung Dao · License #02087990
(888) 584-9427
Added: Apr 18
Changed: Sep 29
Last Checked: Sep 30 at 10:06PM
MLS# PW26086737
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 1923 triplex at 6118 S Main in Los Angeles contains 2,560 square feet across three units with separate addresses. The unit mix includes two two-bedroom, one-and-a-half-bath units and a third two-bedroom, one-bath unit, providing six bedrooms and five bathrooms overall. Central Air serves the property, with Public Water and Public Sewer connections.
The property occupies 0.1226 acres along Main Street in the 90003 area. Downtown Los Angeles, USC, the 110 and 10 freeways, and public transit are identified as nearby regional connections. Its three-unit configuration and distinct addresses provide a straightforward multifamily layout for ownership or rental use.
The property occupies 0.1226 acres along Main Street in the 90003 area. Downtown Los Angeles, USC, the 110 and 10 freeways, and public transit are identified as nearby regional connections. Its three-unit configuration and distinct addresses provide a straightforward multifamily layout for ownership or rental use.
Key Highlights
- Three‑unit property with separate addresses at 6118 S Main, Los Angeles, CA 90003
- 2,560 square feet on a 0.1226‑acre lot
- Six bedrooms and five bathrooms overall
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
$57,953
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
7.73%
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%
$1,159,060
$1.2M
Cap Rate 7%
$827,900
$827.9K
Cap Rate 9%
$643,922
$643.9K
Market Conditions
NOI Build-Up for 2,560 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
$84.5K $33.00/SF
− Vacancy
−$1.7K −$0.66/SF
EGI
$82.8K $32.34/SF
− OpEx
−$24.8K −$9.70/SF
NOI
$58.0K $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%
$1,159,060
Cap Rate 7%
$827,900
Cap Rate 9%
$643,922
Alternative Uses
Best Use
Apartment 5plus
$45.26M
$39.60M – $52.80M
NOI $3,168,138 @ 7.0% cap · market cap 422.42%
Second Best
Multifamily LT 5
$827.9K
$724.4K – $965.9K
NOI $57,953 @ 7.0% cap · market cap 7.73%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,485
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
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Frequently Asked Questions
What type of property is this?
Triplex - Three-unit property with central air, public utilities, and a six-bedroom configuration.
Where is this triplex located?
The property is located at 6118 S Main Los Angeles, CA.
What is the asking price?
The asking price for this property is $749,999.
What are key features of this property?
This property features: Three‑unit property with separate addresses at 6118 S Main, Los Angeles, CA 90003; 2,560 square feet on a 0.1226‑acre lot; Six bedrooms and five bathrooms overall
