Quadplex with Owner-Occupant
For Sale
$899,999
154 E 82nd Place, Los Angeles, CA 90003
Four-unit property with a private front residence and three tenant-occupied rental units.
Property Size2,894 SF
Days on Market218
Property Features for 154 E 82nd Place
General Information
Standard status
Active
Size
2,894 SF
Property subtype
Quadruplex
Additional Details
Unit Mix
1 x 2BR/1BA, 3 x 2BR/1BA
Amenities
electric gated entry
Building Details
Building Size
2,894 SF
Year Built
1941
Listing Agency:
Trends RE Inc.
Listed By:
Linda Shepperd · License #01468648
Source:
Truthrealty
Added: Jan 24
Changed: Aug 29
Last Checked: Aug 9 at 6:40AM
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 Trends RE Inc.
Investment Insights
Based on property information with market context.
Built in 1941, this quadplex combines a front residence with three additional rental units. The front home measures 927 square feet and includes two bedrooms, one bathroom, a private laundry room, and generously sized rooms. Units 1–3 each provide two bedrooms and one bathroom, with five-room layouts ranging from 627 to 685 square feet.
All three rear units are occupied by long-term residents. Property features include an electric gated entry, secure parking, wall furnaces, a security system, gas oven, refrigerator, disposal, and water heater. Electricity, natural gas, sewer, and water are connected. The property is located in South LA.
All three rear units are occupied by long-term residents. Property features include an electric gated entry, secure parking, wall furnaces, a security system, gas oven, refrigerator, disposal, and water heater. Electricity, natural gas, sewer, and water are connected. The property is located in South LA.
Key Highlights
- Four‑unit property with a 927 sq ft front residence and three additional units
- Front Unit A offers 2 bedrooms, 1 bath, and a private laundry room
- Units 1–3 each have 2 bedrooms, 1 bath, and 5‑room layouts
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
$65,514
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
7.28%
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%
$1,310,280
$1.3M
Cap Rate 7%
$935,914
$935.9K
Cap Rate 9%
$727,933
$727.9K
Market Conditions
NOI Build-Up for 2,894 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
$95.5K $33.00/SF
− Vacancy
−$1.9K −$0.66/SF
EGI
$93.6K $32.34/SF
− OpEx
−$28.1K −$9.70/SF
NOI
$65.5K $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%
$1,310,280
Cap Rate 7%
$935,914
Cap Rate 9%
$727,933
Alternative Uses
Best Use
Apartment 5plus
$51.16M
$44.77M – $59.69M
NOI $3,581,481 @ 7.0% cap · market cap 397.94%
Second Best
Multifamily LT 5
$935.9K
$818.9K – $1.09M
NOI $65,514 @ 7.0% cap · market cap 7.28%
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
1,332
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?
Quadplex - Four-unit property with a private front residence and three tenant-occupied rental units.
Where is this quadplex located?
The property is located at 154 E 82nd Place Los Angeles, CA.
What is the asking price?
The asking price for this property is $899,999.
What are key features of this property?
This property features: Four‑unit property with a 927 sq ft front residence and three additional units; Front Unit A offers 2 bedrooms, 1 bath, and a private laundry room; Units 1–3 each have 2 bedrooms, 1 bath, and 5‑room layouts
