Detached Triplex with
New
For Sale
$1,500,000
8783 La Salle St, Cypress, CA 90630
Three detached residences offer individual layouts, private outdoor areas, and separate parking arrangements.
Property Size2,930 SF
Lot Size0.23 Acres
Days on Market5
Property Features for 8783 La Salle St
General Information
Standard status
Active
Size
2,930 SF
Lot size
0.23 Acres
Property subtype
Investment
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
1 x 3BR/1BA, 2 x 2BR/1BA
Multifamily Units
3
Building Details
Building Size
2,930 SF
Year Built
1952
Stories
1
Units
3
Listing Agency:
Alta Properties
Listed By:
Melissa Okabe · License #02036508
(310) 515-7113
Source:
Elliman
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 12 at 8:31AM
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 Alta Properties
Investment Insights
Based on property information with market context.
This triplex property at 8783 La Salle St comprises three detached residences on a 10,162-square-foot lot. The front home measures approximately 996 square feet with three bedrooms and one bathroom, vinyl wood flooring, dual-pane windows, a 2019 water heater, and two parking spaces. The middle residence is approximately 1,030 square feet with two bedrooms and one bathroom, laminate flooring, granite kitchen counters, updated cabinetry, forced-air heating, and one carport space. The rear home measures approximately 904 square feet and includes two bedrooms, one bathroom, a private porch, bay window, backyard lawn, primary suite, and laundry room with a 2022 water heater.
A detached two-car garage provides approximately 440 square feet of additional space. The property is on a quiet cul-de-sac in Cypress, with access to Buena Park Marketplace Shopping Center, Target, Home Depot, Walmart, Knott’s Berry Farm, Cypress College, and the 605 freeway. WalkScore is 67, BikeScore is 62, and TransitScore is 31.
A detached two-car garage provides approximately 440 square feet of additional space. The property is on a quiet cul-de-sac in Cypress, with access to Buena Park Marketplace Shopping Center, Target, Home Depot, Walmart, Knott’s Berry Farm, Cypress College, and the 605 freeway. WalkScore is 67, BikeScore is 62, and TransitScore is 31.
Key Highlights
- Three detached homes on a 10,162‑square‑foot lot
- Front residence: approximately 996 SF, 3 bedrooms, 1 bathroom, and 2 parking spaces
- Middle residence: approximately 1,030 SF with granite counters and updated cabinets
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
$61,803
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
4.12%
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%
$1,236,060
$1.2M
Cap Rate 7%
$882,900
$882.9K
Cap Rate 9%
$686,700
$686.7K
Market Conditions
NOI Build-Up for 2,930 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
$91.4K $31.20/SF
− Vacancy
−$3.1K −$1.07/SF
EGI
$88.3K $30.13/SF
− OpEx
−$26.5K −$9.04/SF
NOI
$61.8K $21.09/SF
Area
Orange County, CA
Vacancy
3.42%
Lease Rate
$31.20 /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%
$1,236,060
Cap Rate 7%
$882,900
Cap Rate 9%
$686,700
Alternative Uses
Best Use
Multifamily LT 5
$882.9K
$772.5K – $1.03M
NOI $61,803 @ 7.0% cap · market cap 4.12%
Second Best
Apartment 5plus
$798.9K
$699.1K – $932.1K
NOI $55,925 @ 7.0% cap · market cap 3.73%
Theoretical Best
Office A
$984.1K
$861.1K – $1.15M
NOI $68,889 @ 7.0% cap · market cap 4.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
3
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
748
Businesses Nearby
Explore this area
Business Placement
Demographics for 90630, CA
49,965
Population
16,544
Households
3
Avg Household Size
41
Median Age
49%
College-Educated
91%
High-School Grad
6.2 sq mi
ZIP Area
8,059
Density / Sq Mi
$124,360
Median Household Income
$59,244
Median Earnings
$2,452
Median Rent
$866,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Triplex - Three detached residences offer individual layouts, private outdoor areas, and separate parking arrangements.
Where is this triplex located?
The property is located at 8783 La Salle St Cypress, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Three detached homes on a 10,162‑square‑foot lot; Front residence: approximately 996 SF, 3 bedrooms, 1 bathroom, and 2 parking spaces; Middle residence: approximately 1,030 SF with granite counters and updated cabinets
