Two-Unit
For Sale
$799,000
144 W 84th ST, Los Angeles, CA 90003
The front residence has an existing tenant, while the rear unit is scheduled for delivery vacant at closing.
Property Size1,665 SF
Days on Market28
Property Features for 144 W 84th ST
General Information
Standard status
Active
Size
1,665 SF
Property subtype
MULTI_FAMILY
Units
Unit Mix
1 x 2BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Building Details
Building Size
1,665 SF
Year Built
1920
Buildings
1
Listing Agency:
Big Block Powerhouse Realty
Listed By:
Jose Suastegui · License #02075069
(323) 449-8010
Source:
Milsteinestates
Added: Sep 1
Changed: Sep 26
Last Checked: Sep 26 at 2:36PM
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 Big Block Powerhouse Realty
Investment Insights
Based on property information with market context.
Built in 1920, this duplex contains two separate residences. The front unit offers two bedrooms, one bathroom, and a bonus room that can serve as a home office; it will transfer with its tenant in place. The rear residence has three bedrooms and one bathroom and is scheduled to be vacant at closing.
Site features include a front yard, an extended driveway with off-street parking, and a rear yard with space for storage and outdoor use.
Site features include a front yard, an extended driveway with off-street parking, and a rear yard with space for storage and outdoor use.
Key Highlights
- Two residences: front unit has 2 bedrooms and 1 bathroom; rear unit has 3 bedrooms and 1 bathroom
- Front residence includes a bonus room that can be used as a home office
- Existing tenant to remain in the front 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
$37,692
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
4.72%
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%
$753,840
$753.8K
Cap Rate 7%
$538,457
$538.5K
Cap Rate 9%
$418,800
$418.8K
Market Conditions
NOI Build-Up for 1,665 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
$54.9K $33.00/SF
− Vacancy
−$1.1K −$0.66/SF
EGI
$53.8K $32.34/SF
− OpEx
−$16.2K −$9.70/SF
NOI
$37.7K $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%
$753,840
Cap Rate 7%
$538,457
Cap Rate 9%
$418,800
Alternative Uses
Best Use
Apartment 5plus
$29.44M
$25.76M – $34.34M
NOI $2,060,527 @ 7.0% cap · market cap 257.89%
Second Best
Multifamily LT 5
$538.5K
$471.2K – $628.2K
NOI $37,692 @ 7.0% cap · market cap 4.72%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,481
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?
Duplex - The front residence has an existing tenant, while the rear unit is scheduled for delivery vacant at closing.
Where is this duplex located?
The property is located at 144 W 84th ST Los Angeles, CA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Two residences: front unit has 2 bedrooms and 1 bathroom; rear unit has 3 bedrooms and 1 bathroom; Front residence includes a bonus room that can be used as a home office; Existing tenant to remain in the front unit
