Triplex With Supplemental Flex
For Sale
$1,315,000
15716 Larch Avenue, Lawndale, CA 90260
Three traditional residences are complemented by a guest room, recreation room, garages, carport, and additional storage.
Property Size2,426 SF
Lot Size0.22 Acres
Price / SF$542.04
Days on Market67
Property Features for 15716 Larch Avenue
General Information
Standard status
Active
Size
2,426 SF
Total Parking Spaces
5
Lot size
0.22 Acres
Property subtype
Triplex
Additional Details
Highway Access
Yes
Building Details
Building Size
2,426 SF
Year Built
1923
Tenancy
Multi
Listing Agency:
MZ Homes
Listed By:
Mike Zwarg · License #01890233
(951) 837-1311
Source:
2buy
Added: Jul 14
Changed: Sep 13
Last Checked: Sep 17 at 12:45AM
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 MZ Homes
Investment Insights
Based on property information with market context.
This Triplexes property, built in 1923, includes three traditional residences totaling 2,426 square feet on a 9,481-square-foot lot. The unit arrangement consists of a front 2-bedroom, 1-bath residence and two additional 2-bedroom, 1-bath residences. A guest bedroom or ADU without a kitchen and a separate recreation room each include a 3/4 bathroom, creating additional nontraditional space for office, guest, or other uses supported by the existing configuration.
Parking includes two off-street spaces for the front residence, a single-car garage serving each of the two additional residences, and a carport. The property is located at 15716 Larch Avenue in Lawndale, approximately 2.5 miles from SpaceX and the Tesla Design Center and under 4 miles from Manhattan Beach and the Pacific Ocean. It is also minutes from the 405, 110, and PCH, with public transportation, shopping, parks, schools, El Camino College, and Cal State Dominguez Hills nearby.
Parking includes two off-street spaces for the front residence, a single-car garage serving each of the two additional residences, and a carport. The property is located at 15716 Larch Avenue in Lawndale, approximately 2.5 miles from SpaceX and the Tesla Design Center and under 4 miles from Manhattan Beach and the Pacific Ocean. It is also minutes from the 405, 110, and PCH, with public transportation, shopping, parks, schools, El Camino College, and Cal State Dominguez Hills nearby.
Key Highlights
- Three traditional units total 2,426 square feet on a 9,481‑square‑foot lot
- Front residence and two additional residences each offer 2 bedrooms and 1 bath
- Guest bedroom/ADU without kitchen and separate rec room, each with a 3/4 bathroom
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
$42,367
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
3.22%
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%
$847,340
$847.3K
Cap Rate 7%
$605,243
$605.2K
Cap Rate 9%
$470,744
$470.7K
Market Conditions
NOI Build-Up for 2,426 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
$65.5K $27.00/SF
− Vacancy
−$5.0K −$2.05/SF
EGI
$60.5K $24.95/SF
− OpEx
−$18.2K −$7.48/SF
NOI
$42.4K $17.46/SF
Area
Los Angeles County, CA
Vacancy
7.60%
Lease Rate
$27.00 /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%
$847,340
Cap Rate 7%
$605,243
Cap Rate 9%
$470,744
Alternative Uses
Best Use
Multifamily LT 5
$605.2K
$529.6K – $706.1K
NOI $42,367 @ 7.0% cap · market cap 3.22%
Second Best
Apartment 5plus
$557.7K
$488.0K – $650.6K
NOI $39,036 @ 7.0% cap · market cap 2.97%
Theoretical Best
Office A
$1.30M
$1.14M – $1.52M
NOI $90,921 @ 7.0% cap · market cap 6.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,312
Businesses Nearby
Explore this area
Business Placement
Demographics for 90260, CA
33,338
Population
10,787
Households
3.1
Avg Household Size
36
Median Age
23%
College-Educated
75%
High-School Grad
2.5 sq mi
ZIP Area
13,335
Density / Sq Mi
$86,736
Median Household Income
$38,183
Median Earnings
$1,877
Median Rent
$745,700
Median Home Value
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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 traditional residences are complemented by a guest room, recreation room, garages, carport, and additional storage.
Where is this triplex located?
The property is located at 15716 Larch Avenue Lawndale, CA.
What is the asking price?
The asking price for this property is $1,315,000.
What are key features of this property?
This property features: Three traditional units total 2,426 square feet on a 9,481‑square‑foot lot; Front residence and two additional residences each offer 2 bedrooms and 1 bath; Guest bedroom/ADU without kitchen and separate rec room, each with a 3/4 bathroom
