South LA Four-Unit
For Sale
Contact for pricing
162 W 65th St, Los Angeles, CA 90003
Four-unit property in South Los Angeles with strong income potential.
Property Size3,312 SF
Price / SF$360.81
Days on Market161
Property Features for 162 W 65th St
General Information
Standard status
Active
Size
3,312 SF
Class
C
Property subtype
Multifamily
Zoning
LAR2
Building Details
Year Built
1941
Listing Agency:
Lyon Stahl Investment Real Estate
(310) 729-1559
Listed By:
Aaron Jacobson · License #02100737
Source:
Crexi
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 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 Lyon Stahl Investment Real Estate
Investment Insights
Based on property information with market context.
The property at 162 W 65th St presents an opportunity to acquire a four-unit building in South Los Angeles. Three of the four units are vacant, offering immediate leasing potential at market rates. The unit mix includes a vacant 4-bedroom, 2-bath front house, a 1-bedroom, 1-bath unit, a 2-bedroom, 1-bath unit, and a newly constructed 3-bedroom, 2-bath unit. This variety of unit sizes appeals to a wide range of potential renters. The property offers the flexibility to lease the units at full market rents from the start. The property has the potential to generate over $11,000 per month in gross income based on market rents. The property could also suit an owner-user who could live in the front house while collecting income from the other units. The property is located in South Los Angeles, providing convenient access to Downtown LA, USC, and Inglewood, as well as major transportation routes and employment centers. The property size is 3312 square feet.
Key Highlights
- Three of four units delivered vacant, allowing for immediate market‑rate leasing.
- Potential to generate over $11,000 per month in gross income based on market rents.
- Includes a large, vacant 4‑bedroom/2‑bath front house, ideal for owner‑occupancy.**
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
$74,977
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
6.27%
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%
$1,499,540
$1.5M
Cap Rate 7%
$1,071,100
$1.1M
Cap Rate 9%
$833,078
$833.1K
Market Conditions
NOI Build-Up for 3,312 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
$109.3K $33.00/SF
− Vacancy
−$2.2K −$0.66/SF
EGI
$107.1K $32.34/SF
− OpEx
−$32.1K −$9.70/SF
NOI
$75.0K $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%
$1,499,540
Cap Rate 7%
$1,071,100
Cap Rate 9%
$833,078
Alternative Uses
Best Use
Apartment 5plus
$58.55M
$51.23M – $68.31M
NOI $4,098,779 @ 7.0% cap · market cap 342.99%
Second Best
Multifamily LT 5
$1.07M
$937.2K – $1.25M
NOI $74,977 @ 7.0% cap · market cap 6.27%
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
1,542
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 in South Los Angeles with strong income potential.
Where is this quadplex located?
The property is located at 162 W 65th St Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: Three of four units delivered vacant, allowing for immediate market‑rate leasing.; Potential to generate over $11,000 per month in gross income based on market rents.; Includes a large, vacant 4‑bedroom/2‑bath front house, ideal for owner‑occupancy.**
