Triplex with Guest and Rec
For Sale
$1,315,000
15716 Larch Avenue, Lawndale, CA 90260
Lawndale, CA
Property Size2,426 SF
Lot Size0.22 Acres
Price / SF$542.04
Days on Market48
Property Features for 15716 Larch Avenue
General Information
Property type
Residential Multi Family
Property subtype
Triplex
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Laundry Room, Bedroom 1, Kitchen, Bathroom 3, Bedroom 2, Bedroom 5, Bedroom 4, Bathroom 2, Bathroom 1, Bedroom 6, Bedroom 3
Parking
4
Lot features
Lot 6500-9999, Rectangular Lot, 2-5 Units/ Acre
Directions
405 fwy Hawthorne Blvd and Manhattan Beach Blvd
Subdivision
111 - Bodger Park/El Camino
Standard status
Active
APN
4076019020
Lot size
0.22 Acres
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Wall Furnace
Water source
Public
Building Details
Year built
1923
Floors in Building
1
Number of units
3
Flooring type
Wood, Tile
Listing Agency:
MZ Homes
(951) 837-1311
Listed By:
Mike Zwarg · License #01890233
(951) 837-1311
Added: Jul 13
Changed: Aug 27
Last Checked: Aug 29 at 11:06AM
MLS# SW26152915
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This Lawndale triplex property includes three residential units totaling 2,426 square feet on a 9,481-square-foot lot. The front residence offers two bedrooms and one bathroom, while each of the two duplex units also includes two bedrooms and one bathroom. A separate guest bedroom or ADU without a kitchen and an independent recreation room provide additional space, with each area served by a 3/4 bathroom. Tile and wood flooring, wall-furnace heating, cable availability, public water, and public sewer are among the property features. The improvements date to 1923.
Parking includes two off-street spaces for the front residence, one single-car garage for each duplex unit, and a carport. The property is located near public transportation, shopping, parks, schools, El Camino College, and Cal State Dominguez Hills. It is approximately 2.5 miles from SpaceX and the Tesla Design Center, with Manhattan Beach and the Pacific Ocean under 4 miles away. The 405, 110, and PCH are also nearby.
Parking includes two off-street spaces for the front residence, one single-car garage for each duplex unit, and a carport. The property is located near public transportation, shopping, parks, schools, El Camino College, and Cal State Dominguez Hills. It is approximately 2.5 miles from SpaceX and the Tesla Design Center, with Manhattan Beach and the Pacific Ocean under 4 miles away. The 405, 110, and PCH are also nearby.
Key Highlights
- Three residential units totaling 2,426 sqft on a 9,481 sqft lot
- Front 2BR/1BA residence plus two 2BR/1BA duplex units
- Guest bedroom/ADU without a 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
Property Profile
Current Use
Lease Details
3
Residential units
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
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 - Three residential units are complemented by flexible rooms, additional bathrooms, parking, and public water and sewer service.
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 residential units totaling 2,426 sqft on a 9,481 sqft lot; Front 2BR/1BA residence plus two 2BR/1BA duplex units; Guest bedroom/ADU without a kitchen and separate rec room, each with a 3/4 bathroom
