Four-Unit Quadplex with Permitted
New
For Sale
$1,025,000
130 W 85th, Los Angeles, CA 90003
Income-producing residential property with two vacant units and a permitted accessory dwelling unit.
Property Size2,876 SF
Days on Market2
Property Features for 130 W 85th
General Information
Standard status
Active
Size
2,876 SF
Property subtype
Investment
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
2 x 3BR/1BA, 2 x 1BR/1BA
Multifamily Units
4
Building Details
Building Size
2,876 SF
Year Built
1923
Units
4
Listing Agency:
(949) 706-4974
Listed By:
Diana Hernandez
Source:
Elliman
Added: Aug 11
Changed: Aug 12
Last Checked: Aug 12 at 4:36AM
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 Diana Hernandez
Investment Insights
Based on property information with market context.
This four-unit residential income property combines a triplex with a fully permitted accessory dwelling unit. The unit mix includes a 3-bedroom, 1-bathroom front house, two 1-bedroom, 1-bathroom units, and a 3-bedroom, 1-bathroom ADU. The front house was remodeled approximately 3 years ago. Two units are occupied, while the ADU and one 1-bedroom unit are vacant and ready for occupancy.
Located at 130 W 85th in Los Angeles, the property is near parks, schools, restaurants, shopping centers, churches, and public transportation. Access to the 110 and 10 Freeways provides regional connectivity. WalkScore and BikeScore are each 66, while TransitScore is 62. Built in 1923, the property offers a four-unit configuration with a permitted newer residential addition.
Located at 130 W 85th in Los Angeles, the property is near parks, schools, restaurants, shopping centers, churches, and public transportation. Access to the 110 and 10 Freeways provides regional connectivity. WalkScore and BikeScore are each 66, while TransitScore is 62. Built in 1923, the property offers a four-unit configuration with a permitted newer residential addition.
Key Highlights
- Four‑unit property consisting of a triplex plus a fully permitted ADU
- Unit mix includes two 3‑bedroom, 1‑bathroom units and two 1‑bedroom, 1‑bathroom units
- Two units are vacant, including the 3‑bedroom ADU and one 1‑bedroom 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
$65,107
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
6.35%
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%
$1,302,140
$1.3M
Cap Rate 7%
$930,100
$930.1K
Cap Rate 9%
$723,411
$723.4K
Market Conditions
NOI Build-Up for 2,876 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
$94.9K $33.00/SF
− Vacancy
−$1.9K −$0.66/SF
EGI
$93.0K $32.34/SF
− OpEx
−$27.9K −$9.70/SF
NOI
$65.1K $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%
$1,302,140
Cap Rate 7%
$930,100
Cap Rate 9%
$723,411
Alternative Uses
Best Use
Apartment 5plus
$50.85M
$44.49M – $59.32M
NOI $3,559,205 @ 7.0% cap · market cap 347.24%
Second Best
Multifamily LT 5
$930.1K
$813.8K – $1.09M
NOI $65,107 @ 7.0% cap · market cap 6.35%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,338
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?
Quadplex - Income-producing residential property with two vacant units and a permitted accessory dwelling unit.
Where is this quadplex located?
The property is located at 130 W 85th Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,025,000.
What are key features of this property?
This property features: Four‑unit property consisting of a triplex plus a fully permitted ADU; Unit mix includes two 3‑bedroom, 1‑bathroom units and two 1‑bedroom, 1‑bathroom units; Two units are vacant, including the 3‑bedroom ADU and one 1‑bedroom unit
