Triplex With Owned
For Sale
$1,190,000
115 W 86th, Los Angeles, CA 90003
Renovated front residence paired with a newly built rear duplex and all-electric systems.
Property Size2,464 SF
Days on Market47
Property Features for 115 W 86th
General Information
Standard status
Active
Size
2,464 SF
Property subtype
Triplex
Units
Unit Mix
3 x 2BR/1BA
Multifamily Units
3
Amenities
solar panels
bonus studio/recreational room
Building Details
Building Size
2,464 SF
Year Built
1910
Buildings
2
Listing Agency:
Four Brothers Real Estate, Inc.
Listed By:
Edison Echeverry · License #01224344
Source:
Truthrealty
Added: Jun 26
Changed: Aug 11
Last Checked: Aug 11 at 7:30AM
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 Four Brothers Real Estate, Inc.
Investment Insights
Based on property information with market context.
This triplex property includes three legal residential units and a separate bonus studio/recreational room. The front residence has 2 bedrooms and 1 bathroom and has been fully renovated. At the rear, a two-story duplex completed in 2024 contains two additional 2-bedroom, 1-bathroom residences with modern finishes.
All three units are all-electric, and the property includes a fully owned solar panel system with no solar lease or payment to assume. The configuration provides a renovated front home, two newer rear residences, and an additional flexible room within one property. The original structure dates to 1910, while the rear duplex was built in 2024.
All three units are all-electric, and the property includes a fully owned solar panel system with no solar lease or payment to assume. The configuration provides a renovated front home, two newer rear residences, and an additional flexible room within one property. The original structure dates to 1910, while the rear duplex was built in 2024.
Key Highlights
- Three legal residential units plus a bonus studio/recreational room
- Two‑story rear duplex built in 2024
- Front residence with 2 bedrooms, 1 bathroom, and complete renovation
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
$55,780
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
4.69%
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%
$1,115,600
$1.1M
Cap Rate 7%
$796,857
$796.9K
Cap Rate 9%
$619,778
$619.8K
Market Conditions
NOI Build-Up for 2,464 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
$81.3K $33.00/SF
− Vacancy
−$1.6K −$0.66/SF
EGI
$79.7K $32.34/SF
− OpEx
−$23.9K −$9.70/SF
NOI
$55.8K $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%
$1,115,600
Cap Rate 7%
$796,857
Cap Rate 9%
$619,778
Alternative Uses
Best Use
Apartment 5plus
$43.56M
$38.12M – $50.82M
NOI $3,049,333 @ 7.0% cap · market cap 256.25%
Second Best
Multifamily LT 5
$796.9K
$697.3K – $929.7K
NOI $55,780 @ 7.0% cap · market cap 4.69%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
1,343
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?
Triplex - Renovated front residence paired with a newly built rear duplex and all-electric systems.
Where is this triplex located?
The property is located at 115 W 86th Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,190,000.
What are key features of this property?
This property features: Three legal residential units plus a bonus studio/recreational room; Two‑story rear duplex built in 2024; Front residence with 2 bedrooms, 1 bathroom, and complete renovation
