Triplex with Four
New
For Sale
$615,000
135 E 77th Street, Los Angeles, CA 90003
Los Angeles, CA
Property Size1,814 SF
Lot Size0.12 Acres
Price / SF$339.03
Days on Market5
Property Features for 135 E 77th Street
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
3
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 3, Laundry Room, Bedroom 2, Kitchen, Bathroom 1, Bathroom 2, Bedroom 3
Parking
4
Parking features
Garage, Driveway
Fencing
Chain Link
Appliances
Water Heater
Lot features
Treed Lot, Paved, Landscaped, 2-5 Units/ Acre, Walkstreet, Yard
Elementary school district
Los Angeles Unified
Middle school district
Los Angeles Unified
High school district
Los Angeles Unified
Directions
Turn left onto Main Street, turn left onto E. 77th Street, and the destination will be on the left.
Subdivision
C34 - Los Angeles Southwest
Standard status
Active
APN
6022006030
Size
1,814 SF
Lot size
0.12 Acres
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Wall Furnace
Water source
Public
Amenities
washer and dryer hookups
Building Details
Year built
1928
Floors in Building
1
Number of units
3
Flooring type
Vinyl, Laminate
Listing Agency:
REALTY MASTERS & ASSOCIATES
(909) 303-4500
Listed By:
Zoram Luna · License #01743140
(909) 725-3339
Added: Aug 24
Changed: Aug 28
Last Checked: Aug 28 at 4:06PM
MLS# CV26185549
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,814-square-foot triplex contains three one-bedroom, one-bathroom units. Each unit has individual electrical and gas meters, washer and dryer hookups, laminate or vinyl flooring, and wall-furnace heating. The property was built in 1928 and includes a water heater, public water, and public sewer service.
An extended driveway provides access to four recently renovated single-car garages, along with additional driveway parking. Two of the three units are currently rented. The 0.1171-acre property is enclosed with chain-link fencing and is located in Los Angeles, California 90003.
An extended driveway provides access to four recently renovated single-car garages, along with additional driveway parking. Two of the three units are currently rented. The 0.1171-acre property is enclosed with chain-link fencing and is located in Los Angeles, California 90003.
Key Highlights
- Three one‑bedroom, one‑bathroom units within 1,814 square feet
- Four recently renovated single‑car garages
- Individual electrical and gas meters for 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
$41,065
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
6.68%
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%
$821,300
$821.3K
Cap Rate 7%
$586,643
$586.6K
Cap Rate 9%
$456,278
$456.3K
Market Conditions
NOI Build-Up for 1,814 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
$59.9K $33.00/SF
− Vacancy
−$1.2K −$0.66/SF
EGI
$58.7K $32.34/SF
− OpEx
−$17.6K −$9.70/SF
NOI
$41.1K $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%
$821,300
Cap Rate 7%
$586,643
Cap Rate 9%
$456,278
Alternative Uses
Best Use
Apartment 5plus
$32.07M
$28.06M – $37.42M
NOI $2,244,923 @ 7.0% cap · market cap 365.03%
Second Best
Multifamily LT 5
$586.6K
$513.3K – $684.4K
NOI $41,065 @ 7.0% cap · market cap 6.68%
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
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,447
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?
Triplex - Three one-bedroom units include separate utility metering, laundry hookups, and access to an extended driveway with garage parking.
Where is this triplex located?
The property is located at 135 E 77th Street Los Angeles, CA.
What is the asking price?
The asking price for this property is $615,000.
What are key features of this property?
This property features: Three one‑bedroom, one‑bathroom units within 1,814 square feet; Four recently renovated single‑car garages; Individual electrical and gas meters for each unit
