Remodeled Triplex in Los
For Sale
$695,000
135 W 87TH Pl W, Los Angeles, CA 90003
Recently remodeled triplex with ADU, ideal for rental income.
Property Size1,102 SF
Lot Size0.12 Acres
Days on Market254
Property Features for 135 W 87TH Pl W
General Information
Standard status
Active
Size
1,102 SF
Lot size
0.12 Acres
Property subtype
Other
Building Details
Building Size
1,102 SF
Year Built
1931
Stories
1
Units
2
Listing Agency:
(626) 823-2413
Listed By:
Alma Ardon
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Aug 8 at 5:43AM
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 Alma Ardon
Investment Insights
Based on property information with market context.
This recently remodeled property features a front unit with two bedrooms and one full bathroom, along with an additional half bathroom and attached laundry room in the back. The back unit includes one bedroom and one bathroom. Additionally, there is an attached Accessory Dwelling Unit (ADU) studio with a kitchenette and full bath. The ADU studio, formerly part of the back unit, is now a separate unit, providing an additional income source. The property offers ample front and rear yard space and is securely gated. This triplex is located in Los Angeles, CA.
Key Highlights
- Income‑generating property with front unit, back unit, plus separate ADU studio
- Recently remodeled
- Front unit: 2‑bedroom, 1.5 bath (includes a half bath)
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
$24,947
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
3.59%
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%
$498,940
$498.9K
Cap Rate 7%
$356,386
$356.4K
Cap Rate 9%
$277,189
$277.2K
Market Conditions
NOI Build-Up for 1,102 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
$36.4K $33.00/SF
− Vacancy
−$727 −$0.66/SF
EGI
$35.6K $32.34/SF
− OpEx
−$10.7K −$9.70/SF
NOI
$24.9K $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%
$498,940
Cap Rate 7%
$356,386
Cap Rate 9%
$277,189
Alternative Uses
Best Use
Apartment 5plus
$19.48M
$17.05M – $22.73M
NOI $1,363,785 @ 7.0% cap · market cap 196.23%
Second Best
Multifamily LT 5
$356.4K
$311.8K – $415.8K
NOI $24,947 @ 7.0% cap · market cap 3.59%
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
1,372
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 - Recently remodeled triplex with ADU, ideal for rental income.
Where is this triplex located?
The property is located at 135 W 87TH Pl W Los Angeles, CA.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Income‑generating property with front unit, back unit, plus separate ADU studio; Recently remodeled; Front unit: **2‑bedroom, 1.5 bath (includes a half bath)**
