Duplex with
For Sale
$750,000
7908 Towne Ave, Los Angeles, CA 90003
MULTI_FAMILY - Los Angeles, CA
Property Size1,826 SF
Lot Size0.16 Acres
Price / SF$410.73
Days on Market943
Property Features for 7908 Towne Ave
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
LAR2
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Bedroom 5, Bedroom 2, Bedroom 4, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 1
Parking
4
Parking features
Garage
Lot features
Fenced Yard, Front Yard, Back Yard, Curbs, Lawn, Sidewalks, Single Lot, Street Paved, Walk Street, Fenced, Lot- Level/ Flat, Street Lighting
Directions
This property is centered between the major streets of San Pedro Street and Avalon Blvd., and is located on the southeast corner of 79th Street and Towne Avenue.
Subdivision
Metropolitan South
Standard status
Active
APN
6030-033-027
Size
1,826 SF
Lot size
0.16 Acres
Building Details
Year built
1931
Floors in Building
1
Number of units
2
Flooring type
Mixed
Listing Agency:
Crystal Lee, Broker
(323) 252-6943
Listed By:
Crystal Lee · License #01071948
(323) 252-6943
Added: Jan 6, 2024
Changed: Aug 1
Last Checked: Aug 6 at 8:06PM
MLS# 24-344647
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 property is a duplex consisting of two individual house units on one lot, with the smaller home located on the corner of 79th & Towne. The property is being sold as-is in its present condition with no further warranties or guarantees relating to city/county repair requirements, property square footages, or any other property prospects. The smaller house is described as a fixer and is currently vacant and needs repairs. Total room layout on the property is listed as 5 bedrooms and 3 bathrooms, although the title report lists 4 bedrooms and 2 bathrooms. Flooring is listed as mixed, and parking includes a garage.
Zoned LAR2, the property sits on a 0.1576-acre lot at 7908 Towne Ave, Los Angeles, CA 90003. The home was built in 1931. Seller notes that the tenant(s) own all of their appliances and will remain as residing tenants, and that no eviction will be done by the sellers. There are no lockboxes for entry access, and viewing appointments are by request only.
The tenant(s) are expected to remain, and buyers are expected to perform due diligence on all details prior to making an offer. Escrow time may be extended due to the trust clarification process.
Zoned LAR2, the property sits on a 0.1576-acre lot at 7908 Towne Ave, Los Angeles, CA 90003. The home was built in 1931. Seller notes that the tenant(s) own all of their appliances and will remain as residing tenants, and that no eviction will be done by the sellers. There are no lockboxes for entry access, and viewing appointments are by request only.
The tenant(s) are expected to remain, and buyers are expected to perform due diligence on all details prior to making an offer. Escrow time may be extended due to the trust clarification process.
Key Highlights
- Duplex with two individual house units on one lot
- Smaller corner unit is a fixer, vacant, and needs repairs
- Mismatch in bedroom/bath count: title says 4 bed/2 bath; property shows 5 bed/3 bath
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
$41,337
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
5.51%
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%
$826,740
$826.7K
Cap Rate 7%
$590,529
$590.5K
Cap Rate 9%
$459,300
$459.3K
Market Conditions
NOI Build-Up for 1,826 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
$60.3K $33.00/SF
− Vacancy
−$1.2K −$0.66/SF
EGI
$59.1K $32.34/SF
− OpEx
−$17.7K −$9.70/SF
NOI
$41.3K $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%
$826,740
Cap Rate 7%
$590,529
Cap Rate 9%
$459,300
Alternative Uses
Best Use
Apartment 5plus
$32.28M
$28.25M – $37.66M
NOI $2,259,774 @ 7.0% cap · market cap 301.30%
Second Best
Multifamily LT 5
$590.5K
$516.7K – $689.0K
NOI $41,337 @ 7.0% cap · market cap 5.51%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,473
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex with garage and mixed flooring on a small lot in LAR2.
Where is this duplex located?
The property is located at 7908 Towne Ave Los Angeles, CA.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Duplex with two individual house units on one lot; Smaller corner unit is a fixer, vacant, and needs repairs; Mismatch in bedroom/bath count: title says 4 bed/2 bath; property shows 5 bed/3 bath
