Four-Unit Multifamily Investment
For Sale
$799,990
160 W 89th, Los Angeles, CA 90003
Well-maintained four-unit property with income potential in a desirable location.
Property Size2,100 SF
Lot Size0.12 Acres
Days on Market140
Property Features for 160 W 89th
General Information
Standard status
Active
Size
2,100 SF
Lot size
0.12 Acres
Property subtype
Investment
Building Details
Building Size
2,100 SF
Year Built
1928
Stories
1
Units
4
Listing Agency:
Keller Williams Pacific Estates Cerritos
(562) 714-9556
Listed By:
Raul Garcia · License #01958793
Source:
Elliman
Added: Mar 24
Changed: Aug 8
Last Checked: Aug 8 at 2:16PM
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 Keller Williams Pacific Estates Cerritos
Investment Insights
Based on property information with market context.
This well-maintained four-unit property is an investment opportunity suitable for investors and owner-occupants. Each unit features functional layouts with rental appeal, providing immediate income potential. The property is situated in a desirable location with convenient access to schools, local amenities, transportation, and employment hubs, benefiting from consistent tenant demand. The property has room for value-add improvements and is positioned for investors looking to generate cash flow while building equity. One of the units can be delivered vacant.
Key Highlights
- Excellent investment opportunity with immediate income potential and long‑term upside
- Desirable location with convenient access to schools, local amenities, transportation, and employment hubs
- Well‑maintained 4‑unit property
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
$47,540
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
5.94%
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%
$950,800
$950.8K
Cap Rate 7%
$679,143
$679.1K
Cap Rate 9%
$528,222
$528.2K
Market Conditions
NOI Build-Up for 2,100 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
$69.3K $33.00/SF
− Vacancy
−$1.4K −$0.66/SF
EGI
$67.9K $32.34/SF
− OpEx
−$20.4K −$9.70/SF
NOI
$47.5K $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%
$950,800
Cap Rate 7%
$679,143
Cap Rate 9%
$528,222
Alternative Uses
Best Use
Apartment 5plus
$37.13M
$32.49M – $43.31M
NOI $2,598,864 @ 7.0% cap · market cap 324.86%
Second Best
Multifamily LT 5
$679.1K
$594.3K – $792.3K
NOI $47,540 @ 7.0% cap · market cap 5.94%
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
1,146
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Well-maintained four-unit property with income potential in a desirable location.
Where is this quadplex located?
The property is located at 160 W 89th Los Angeles, CA.
What is the asking price?
The asking price for this property is $799,990.
What are key features of this property?
This property features: Excellent investment opportunity with immediate income potential and long‑term upside; Desirable location with convenient access to schools, local amenities, transportation, and employment hubs; Well‑maintained 4‑unit property
