Well-Maintained Duplex with Billboard
For Sale
$825,000
10800 S San Pedro St, Los Angeles, CA 90003
A well-maintained duplex with two separately metered units, rear parking for up to five vehicles, and billboard-lease revenue.
Property Size2,640 SF
Price / SF$312.50
Days on Market132
Property Features for 10800 S San Pedro St
General Information
Standard status
Active
Size
2,640 SF
Total Parking Spaces
5
Property subtype
Residential Income
Additional Details
Cap Rate
5.79%
Multifamily Units
2
Listing Agency:
Keller Williams Realty Los Feliz
(323) 300-1000
Listed By:
Johnny Cho · License #01394690
(213) 819-1043
Source:
Exprealty
Added: May 1
Changed: Sep 8
Last Checked: Aug 7 at 5:06AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Realty Los Feliz
Investment Insights
Based on property information with market context.
A well-maintained duplex featuring two units, each laid out with three bedrooms and two bathrooms. The property includes rear parking for up to five vehicles, and gas and electricity are separately metered for the units. In addition to rental income, the property has an existing billboard lease.
The billboard lease is with Lamar and is set to expire in 2034. After expiration, the property owner can renegotiate the terms. The property is located just one block east of the local police station, with quick access to nearby grocery, shops, restaurants, and public transportation.
Current income reported in the remarks is $2,975 per month and $2,800 per month for the two units, creating a straightforward live-in-or-invest scenario for buyers seeking a turn-key residential income asset with supplemental revenue.
The billboard lease is with Lamar and is set to expire in 2034. After expiration, the property owner can renegotiate the terms. The property is located just one block east of the local police station, with quick access to nearby grocery, shops, restaurants, and public transportation.
Current income reported in the remarks is $2,975 per month and $2,800 per month for the two units, creating a straightforward live-in-or-invest scenario for buyers seeking a turn-key residential income asset with supplemental revenue.
Key Highlights
- Well‑maintained duplex built in 2005 with 2 separately metered units
- Each unit offers a 3BD/2BA layout
- Current rents are $2,975/month and $2,800/month; 5.79% cap rate and 11.90 GRM reported
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
$59,764
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
7.24%
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%
$1,195,280
$1.2M
Cap Rate 7%
$853,771
$853.8K
Cap Rate 9%
$664,044
$664.0K
Market Conditions
NOI Build-Up for 2,640 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
$87.1K $33.00/SF
− Vacancy
−$1.7K −$0.66/SF
EGI
$85.4K $32.34/SF
− OpEx
−$25.6K −$9.70/SF
NOI
$59.8K $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%
$1,195,280
Cap Rate 7%
$853,771
Cap Rate 9%
$664,044
Alternative Uses
Best Use
Apartment 5plus
$46.67M
$40.84M – $54.45M
NOI $3,267,143 @ 7.0% cap · market cap 396.02%
Second Best
Multifamily LT 5
$853.8K
$747.1K – $996.1K
NOI $59,764 @ 7.0% cap · market cap 7.24%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
829
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 - A well-maintained duplex with two separately metered units, rear parking for up to five vehicles, and billboard-lease revenue.
Where is this duplex located?
The property is located at 10800 S San Pedro St Los Angeles, CA.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: Well‑maintained duplex built in 2005 with 2 separately metered units; Each unit offers a 3BD/2BA layout; Current rents are $2,975/month and $2,800/month; 5.79% cap rate and 11.90 GRM reported
