Move-In Ready Duplex With
For Sale
$714,999
Pending
118 W 84th PL, Los Angeles, CA 90003
Well-maintained duplex with both units delivered vacant, featuring a detached two-car garage and separate yards.
Property Size1,260 SF
Days on Market99
Property Features for 118 W 84th PL
General Information
Standard status
Pending
Size
1,260 SF
Property subtype
MULTI_FAMILY
Building Details
Building Size
1,260 SF
Year Built
1913
Listing Agency:
Casa Bella Realty Group
Listed By:
Erica Ruiz · License #01350945
(310) 675-2999
Source:
Milsteinestates
Added: May 30
Changed: Aug 22
Last Checked: Sep 5 at 6:41AM
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 Casa Bella Realty Group
Investment Insights
Based on property information with market context.
This move-in ready duplex has been well maintained and is being offered for the first time in over 50 years. Both units will be delivered vacant, giving buyers flexibility for owner-occupancy or immediate use. Each unit also includes its own separate yard for outdoor space.
The property includes a detached two-car garage and a long driveway providing parking for multiple vehicles. The location offers easy access to the 110 Freeway.
The property includes a detached two-car garage and a long driveway providing parking for multiple vehicles. The location offers easy access to the 110 Freeway.
Key Highlights
- Well‑maintained duplex built in 1913
- Both units will be delivered vacant, offering immediate move‑in or rental flexibility
- Each unit has its own separate yard
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
$28,524
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
3.99%
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%
$570,480
$570.5K
Cap Rate 7%
$407,486
$407.5K
Cap Rate 9%
$316,933
$316.9K
Market Conditions
NOI Build-Up for 1,260 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
$41.6K $33.00/SF
− Vacancy
−$832 −$0.66/SF
EGI
$40.7K $32.34/SF
− OpEx
−$12.2K −$9.70/SF
NOI
$28.5K $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%
$570,480
Cap Rate 7%
$407,486
Cap Rate 9%
$316,933
Alternative Uses
Best Use
Apartment 5plus
$22.28M
$19.49M – $25.99M
NOI $1,559,318 @ 7.0% cap · market cap 218.09%
Second Best
Multifamily LT 5
$407.5K
$356.6K – $475.4K
NOI $28,524 @ 7.0% cap · market cap 3.99%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,435
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 - Well-maintained duplex with both units delivered vacant, featuring a detached two-car garage and separate yards.
Where is this duplex located?
The property is located at 118 W 84th PL Los Angeles, CA.
What is the asking price?
The asking price for this property is $714,999.
What are key features of this property?
This property features: Well‑maintained duplex built in 1913; Both units will be delivered vacant, offering immediate move‑in or rental flexibility; Each unit has its own separate yard
