Triplex with Four
For Sale
$615,000
135 E 77th ST Unit 3, Los Angeles, CA 90003
Separate utility metering and laundry hookups serve each residence.
Property Size1,814 SF
Days on Market13
Property Features for 135 E 77th ST Unit 3
General Information
Standard status
Active
Size
1,814 SF
Total Parking Spaces
4
Property subtype
MULTI_FAMILY
Units
Unit Mix
3 x 1BR/1BA
Multifamily Units
3
Building Details
Building Size
1,814 SF
Year Built
1928
Listing Agency:
REALTY MASTERS & ASSOCIATES
(909) 725-3339
Listed By:
Zoram Luna · License #01743140
Source:
Milsteinestates
Added: Aug 17
Changed: Aug 28
Last Checked: Aug 29 at 2:58PM
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 REALTY MASTERS & ASSOCIATES
Investment Insights
Based on property information with market context.
This 1928 triplex contains three residential units, each configured with one bedroom and one bathroom. Individual electrical and gas meters provide separate utility service, while washer and dryer hookups are included in every unit. An extended driveway leads to four recently renovated single-car garages, adding substantial supporting improvements to the property.
The asset is located in Los Angeles, California, and has stable tenants in place. Its three-unit configuration offers existing income from multiple residences, while the garage improvements provide additional property functionality. The combination of separate metering, in-unit laundry hookups, and renovated garage space distinguishes the property’s physical setup.
The asset is located in Los Angeles, California, and has stable tenants in place. Its three-unit configuration offers existing income from multiple residences, while the garage improvements provide additional property functionality. The combination of separate metering, in-unit laundry hookups, and renovated garage space distinguishes the property’s physical setup.
Key Highlights
- Three‑unit triplex with one bedroom and one bathroom per unit
- Individual electrical and gas meters for all three units
- Washer and dryer hookups provided in each residence
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
Current Use
Lease Details
3
Residential units
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
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Frequently Asked Questions
What type of property is this?
Triplex - Separate utility metering and laundry hookups serve each residence.
Where is this triplex located?
The property is located at 135 E 77th ST Unit 3 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‑unit triplex with one bedroom and one bathroom per unit; Individual electrical and gas meters for all three units; Washer and dryer hookups provided in each residence
