Two-Unit Townhouse-Style
For Sale
$999,000
116 E 68th St, Los Angeles, CA 90003
Multilevel residences include on-site parking, separate utilities, and flexible occupancy potential.
Property Size2,784 SF
Days on Market130
Property Features for 116 E 68th St
General Information
Standard status
Active
Size
2,784 SF
Property subtype
MULTI_FAMILY
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 4BR/2BA
Multifamily Units
2
Building Details
Building Size
2,784 SF
Year Built
2010
Listing Agency:
Keller Williams Beverly Hills
(310) 432-6400
Listed By:
Lee Ziff · License #01212150
Source:
Milsteinestates
Added: Apr 23
Changed: Aug 29
Last Checked: Aug 29 at 7:28PM
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 Beverly Hills
Investment Insights
Based on property information with market context.
Built in 2010, this duplex contains two townhouse-style residences with multilevel floor plans. Each unit offers four bedrooms, two bathrooms, living areas, and a kitchen, with natural light incorporated into the layouts. On-site parking and separate utilities serve the two residences, and one unit may be delivered vacant.
The property is in South Los Angeles with access to USC, SoFi Stadium, Downtown, major freeways, public transportation, schools, and local amenities. The two-unit configuration supports separate occupancy, while the townhouse-style design provides a distinct residential layout within each unit.
The property is in South Los Angeles with access to USC, SoFi Stadium, Downtown, major freeways, public transportation, schools, and local amenities. The two-unit configuration supports separate occupancy, while the townhouse-style design provides a distinct residential layout within each unit.
Key Highlights
- Two townhouse‑style units, each with 4 bedrooms and 2 bathrooms
- Built in 2010
- Multilevel layouts with living areas and kitchens in each unit
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
$63,024
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
6.31%
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%
$1,260,480
$1.3M
Cap Rate 7%
$900,343
$900.3K
Cap Rate 9%
$700,267
$700.3K
Market Conditions
NOI Build-Up for 2,784 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
$91.9K $33.00/SF
− Vacancy
−$1.8K −$0.66/SF
EGI
$90.0K $32.34/SF
− OpEx
−$27.0K −$9.70/SF
NOI
$63.0K $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%
$1,260,480
Cap Rate 7%
$900,343
Cap Rate 9%
$700,267
Alternative Uses
Best Use
Apartment 5plus
$49.22M
$43.07M – $57.42M
NOI $3,445,350 @ 7.0% cap · market cap 344.88%
Second Best
Multifamily LT 5
$900.3K
$787.8K – $1.05M
NOI $63,024 @ 7.0% cap · market cap 6.31%
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
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,509
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Multilevel residences include on-site parking, separate utilities, and flexible occupancy potential.
Where is this duplex located?
The property is located at 116 E 68th St Los Angeles, CA.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: Two townhouse‑style units, each with 4 bedrooms and 2 bathrooms; Built in 2010; Multilevel layouts with living areas and kitchens in each unit
